ADU Cost Calculator Reno, NV

Get a realistic price range for building an accessory dwelling unit on your Reno property in 60 seconds. Based on actual local construction costs.

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Calculate Your ADU Construction Cost


What This Estimate Includes

Your estimate covers:

  • Complete construction (foundation, framing, roofing, exterior, interior)
  • All systems (plumbing, electrical, HVAC)
  • Kitchen and bathroom(s) with standard fixtures
  • Utility connections to main property
  • Permits and inspections (typically $5,000-$15,000 in Reno)
  • General contractor management

Not included: Architectural/engineering design fees ($5,000-$15,000), landscaping beyond basic grading, high-end appliances, furniture, or impact fees for significant utility upgrades.

We built this calculator by analyzing actual ADU projects completed in Reno and Washoe County—not national averages that don’t reflect our local construction costs and permitting requirements.

Why ADU Costs Vary in Reno

Type of ADU Makes a Huge Difference

Converting an existing garage costs $80,000-$150,000 because you already have a structure and foundation. Building a detached ADU from scratch costs $150,000-$350,000+ because you’re paying for foundation, framing, roofing, siding, and all systems.

Site Conditions and Preparation

A flat, accessible lot with utilities nearby keeps costs down. Sloped lots requiring retaining walls, properties with difficult access for equipment, or sites needing significant tree removal can add $15,000-$50,000 to your project.

Foundation and Utility Connection Costs

Foundation work runs $15,000-$40,000+ depending on soil conditions and type. Running utilities 50 feet costs very different from running them 150 feet through difficult terrain. Sewer connections are especially costly if you need to extend lines or install a pump system.

Permitting and Development Standards

Reno and Washoe County have specific ADU requirements. Permits cost $5,000-$15,000 depending on project complexity. Some neighborhoods have design standards or HOA restrictions that add costs. Impact fees apply if you’re increasing utility demand significantly.

Size and Complexity

A 400 sq ft studio costs $150-$250 per square foot. An 800 sq ft two-bedroom unit with quality finishes costs $200-$300 per square foot. The per-square-foot cost actually increases with larger, more complex units due to additional bathrooms, hallways, and systems.

Labor and Material Costs in Reno

Reno’s construction labor shortage drives up costs. Licensed contractors charge $75-$125/hour. Material costs have stabilized from 2021-2022 peaks but remain 25-30% higher than pre-pandemic. Lead times for windows, appliances, and specialty items can delay projects.

How to Use Your Estimate

This calculator gives you a realistic starting point for understanding ADU construction costs. Here’s how to use this information:

Assess Financial Feasibility

Compare the construction cost to your budget and financing options. Many Reno property owners finance ADUs through home equity loans, construction loans, or cash-out refinancing. If the estimate is $200,000, you’ll need access to that capital plus 10-15% contingency.

Calculate Potential ROI

If you’re building an ADU for rental income, compare construction costs to potential rent. A 2-bedroom ADU in Reno rents for $1,400-$2,200/month depending on location and finishes. That’s $16,800-$26,400 annually, giving you a rough payback timeline.

Understand What Drives Your Number

The estimate helps you identify cost drivers. If your number is higher than expected, you can see if choosing a smaller size, simpler finishes, or garage conversion instead of new construction brings it into budget.

Prepare for Detailed Planning

Use this estimate to determine if moving forward makes sense. If it does, your next steps are hiring an architect/designer, getting professional site assessments, and obtaining detailed contractor bids that account for your specific property conditions.

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Frequently Asked Questions - ADU Costs

Below are some of the most common questions Our Network get from families about ADU. If you have any other questions contact us!

Building an ADU in Reno typically costs $150,000-$350,000 for a detached new construction unit. Garage conversions run $80,000-$150,000. Costs depend on size, finishes, site conditions, and complexity. A basic 500 sq ft detached ADU costs around $150,000-$180,000, while an 800 sq ft unit with upgraded finishes costs $200,000-$280,000. Reno’s costs are comparable to other Western mid-sized cities.
ADU construction in Reno costs $180-$350 per square foot, depending on type and finishes. Garage conversions are most affordable at $150-$220/sq ft since you’re working with existing structure. Detached new construction runs $220-$300/sq ft for standard finishes, and $300-$350+/sq ft for luxury finishes. These costs include all systems, permits, and contractor fees.
Converting an existing garage is significantly cheaper—typically $80,000-$150,000 versus $150,000-$350,000 for new construction. You save on foundation, framing, and roofing costs. However, garage conversions may be smaller and limited by the existing structure’s dimensions. You’ll also lose garage storage and possibly a parking space, which matters for some properties.
Yes, ADUs are legal in Reno and most of Washoe County. Nevada state law now prohibits cities from banning ADUs. Reno allows one ADU per single-family lot, typically up to 1,200 sq ft or 50% of the primary dwelling size. You must meet setback requirements (usually 5-10 feet from property lines), provide parking, and follow design standards. Check with the city or county planning department for your specific property’s zoning rules.
ADU projects in Reno take 8-14 months from start to finish. This includes design and permitting (2-4 months) and construction (6-10 months). Garage conversions can be faster—6-9 months total. Complex projects with difficult sites or custom designs can take 12-16 months. Permit review times vary by jurisdiction and current workload at city/county planning departments.
Yes, you can rent out your ADU in Reno for long-term tenancies. Short-term vacation rentals have restrictions in many Reno neighborhoods—check current regulations as they change. Long-term ADU rentals are encouraged as they add to Reno’s housing supply. You don’t need to owner-occupy the main house in most cases. ADUs in Reno rent for $900-$2,200/month depending on size, finishes, and location.
ADU ownership includes property tax increases (assessed value goes up by construction cost), higher utility bills, insurance costs (typically $300-$800/year more), maintenance and repairs, and potential HOA issues. Property taxes increase based on added value—a $200,000 ADU adds roughly $2,000-$2,400/year in Washoe County. Budget 1-2% of ADU value annually for maintenance. If renting, factor in landlord costs like vacancies, repairs, and management.

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You’ve done the research. You understand the costs. Now it’s time to get detailed quotes from contractors who’ll treat your project—and your budget—with respect.

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