Building a garage is one of the biggest investments homeowners make outside of a full remodel. Whether it’s a simple 1-car structure or a finished 3-car shop with utilities, the price range is wide and the variables are real. This guide breaks down what it actually costs to build a garage in 2026, with numbers you can use to estimate jobs or plan your own project.
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Quick Answer: How Much Does a Garage Cost to Build?
A standard 2-car detached garage (24x24 ft) costs $25,000 to $55,000 in 2026. Attached garages run 10-15% less because they share a wall with the house. Finished garages with insulation, drywall, electrical, and HVAC can reach $70,000 to $120,000 depending on the level of finish and local labor rates.
Key cost factors at a glance:
- Size - 1-car ($15,000-$35,000) vs 2-car ($25,000-$55,000) vs 3-car ($35,000-$75,000)
- Attached vs detached - Attached saves 10-15% on framing and siding
- Foundation type - Monolithic slab vs frost-protected footings
- Finish level - Unfinished shell vs fully finished with utilities
- Regional labor rates - Can swing the total by 25-40%
Garage Cost Per Square Foot
The cost per square foot is the quickest way to ballpark a garage project. Here’s what to expect in 2026:
| Garage Type | Cost Per Sq Ft | 24x24 (576 sq ft) | 36x24 (864 sq ft) |
|---|---|---|---|
| Basic detached (unfinished) | $40-$70 | $23,000-$40,000 | $35,000-$60,000 |
| Standard detached (insulated, drywalled) | $55-$90 | $32,000-$52,000 | $48,000-$78,000 |
| Finished with utilities | $70-$120 | $40,000-$69,000 | $60,000-$104,000 |
| Attached (basic) | $35-$60 | $20,000-$35,000 | $30,000-$52,000 |
Prices reflect 2026 national averages. Regional costs vary by 20-40% based on local labor rates, material costs, and code requirements. Source: Angi 2026, HomeAdvisor 2025-2026 cost data.
The biggest mistake homeowners make is looking at just the per-square-foot number without understanding what’s included. A “$40 per square foot garage” is a shell with no insulation, no drywall, and a basic concrete slab. The moment you add electrical, insulation, or finished walls, you’re in the $55-$90 range.
Garage Construction Cost Breakdown
Here’s where the money actually goes on a typical 2-car detached garage build:
Foundation and Slab: 15-25% of Total
The concrete slab is the starting point and typically the first big check you write.
- 24x24 monolithic slab (4” thick): ~7 cubic yards of concrete at $110-$200/yard = $3,500-$6,000 poured and finished (use our concrete calculator to estimate yardage for your slab dimensions)
- Compacted gravel base (4-6”): $300-$600
- Rebar or wire mesh reinforcement: $0.50-$1.00/sq ft = $290-$575
- Frost-protected footings (cold climates): Adds $2,000-$5,000
Production note: Monolithic slabs (footing and slab poured together) are the most common for garages and save a separate footing pour.
Framing: 20-30% of Total
- Wall framing (2x4 or 2x6): $3,000-$6,000 for materials
- Roof trusses: $2,500-$5,000 depending on span and pitch
- Sheathing (OSB or plywood): $1,500-$3,000
- Framing labor: $3,000-$7,000
A 2-car garage is a straightforward framing job for an experienced crew. Most can frame the walls and set trusses in 2-3 days.
Roofing: 10-15% of Total
- Architectural shingles: $4-$7/sq ft installed = $2,300-$4,000 for a standard 2-car garage roof
- Underlayment and drip edge: $300-$600
- Ridge vent: $150-$300
Siding: 8-12% of Total
- Vinyl siding: $3-$9/sq ft installed
- Fiber cement (HardiePlank): $6-$15/sq ft installed
- LP SmartSide: $4-$10/sq ft installed
The siding choice is usually driven by matching the house. Fiber cement costs more upfront but lasts 30-50 years with minimal maintenance.
Garage Doors: 8-15% of Total
- Single steel (non-insulated): $800-$1,500 installed
- Insulated steel door: $1,200-$2,500 installed
- Wood or carriage style: $2,000-$5,000+ installed
- Opener with smart features: $250-$500 each
For a 2-car garage, budget $2,400-$5,000 for two insulated steel doors with openers.
Electrical: 5-10% of Total
- Basic wiring (lights + outlets): $1,000-$2,500
- Subpanel (60-100 amp): $800-$2,000
- 240V outlet for tools/EV charging: $300-$600 each
Licensed electrician rates run $50-$150/hour depending on your market. Most garage electrical takes 1-2 days.
Finishing (Optional): 10-20% of Total
- Insulation (batt): $0.50-$2.50/sq ft
- Drywall (hung and finished): $1.50-$4.00/sq ft (see our drywall calculator for sheet counts and costs)
- Painting: $1-$4/sq ft
- HVAC (mini-split): $3,000-$6,000
Worked Example #1: Basic 2-Car Detached Garage
24x24 ft (576 sq ft), unfinished, monolithic slab, vinyl siding, 2 insulated steel doors
| Line Item | Cost |
|---|---|
| Monolithic slab (7 yd concrete + gravel + rebar) | $4,800 |
| Framing (materials + labor) | $8,500 |
| Roofing (architectural shingles) | $3,200 |
| Vinyl siding | $2,800 |
| Garage doors (2 insulated steel + openers) | $3,800 |
| Electrical (basic - lights, outlets, subpanel) | $2,000 |
| Permits and inspections | $500-$1,200 |
| Total | $25,600-$26,300 |
| Per Sq Ft | $44-$46 |
This is a no-frills, code-compliant garage. Walls are exposed studs, no insulation, no drywall. Functional and solid.
Worked Example #2: Finished 2-Car Detached Garage with Workshop
24x30 ft (720 sq ft), insulated, drywalled, 200A subpanel, mini-split HVAC
| Line Item | Cost |
|---|---|
| Monolithic slab (9 yd concrete + gravel + rebar) | $5,800 |
| Framing (materials + labor) | $10,500 |
| Roofing (architectural shingles) | $3,800 |
| Fiber cement siding | $5,200 |
| Garage doors (2 insulated steel + openers) | $4,200 |
| Electrical (200A subpanel, 240V outlets, LED lighting) | $4,500 |
| Insulation (batt walls + ceiling) | $1,800 |
| Drywall (hung and finished, Level 3) | $3,600 |
| Interior paint | $1,200 |
| Mini-split HVAC | $4,500 |
| Permits and inspections | $800-$1,500 |
| Total | $45,900-$46,600 |
| Per Sq Ft | $64-$65 |
This is a year-round workspace. Insulated, climate-controlled, finished walls, and enough electrical capacity to run a serious shop. The mini-split alone makes this usable 12 months a year.
Attached vs Detached Garage Costs
| Factor | Attached | Detached |
|---|---|---|
| Cost per sq ft | $35-$90 | $40-$120 |
| Foundation | Ties into house foundation | Independent slab |
| Framing | Shares one wall | All four walls |
| Siding | Matches on 3 sides | All 4 sides |
| Utilities | Easier to tap into house systems | Requires separate runs |
| Fire separation | Required (fire-rated drywall on shared wall) | Not required |
| Permits | More complex (structural tie-in) | Simpler |
Attached garages save 10-15% primarily because of the shared wall. But detached garages offer more flexibility on placement, noise separation, and don’t require fire-rated assemblies on the shared wall.
Factors That Drive Garage Costs Up
Site prep and grading: Sloped lots, tree removal, or poor soil conditions can add $2,000-$8,000 before any construction starts.
Permit and engineering fees: Some jurisdictions require engineered drawings for garage construction. Engineering runs $500-$2,000. Permits range from $300-$1,500 depending on the municipality.
Setback requirements: If the garage needs to be positioned away from property lines, it may require a smaller footprint or variance, adding cost and timeline.
Second story or loft space: Adding a loft or bonus room above the garage can double the framing and finishing costs. Budget an additional $30-$60/sq ft for finished space above.
Custom features: Built-in workbenches, overhead storage systems, epoxy floor coatings ($3-$12/sq ft), and specialty lighting all add up fast.
Pro Tips for Estimating Garage Projects
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Always walk the site before bidding. Grade, soil conditions, utility access, and setbacks can blow up a budget-level estimate.
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Get the slab right. A cracked or poorly graded slab causes problems for decades. Invest in proper compaction, adequate thickness, and reinforcement. The slab is not the place to cut corners.
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Match the house. Siding, roofing, and trim should match the existing home. Mismatched garages look cheap and can affect property value. This matters to homeowners even if they don’t realize it upfront.
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Budget 10-15% contingency. Surprises happen. Soil test comes back bad, inspector requires additional framing, material prices jump. Build contingency into every garage bid.
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Don’t forget the apron. The concrete driveway approach to the garage door is often quoted separately. A 12x20 ft apron at $4-$8/sq ft adds $960-$1,920 to the project.
Use our garage cost calculator to run your own numbers based on size, finish level, and regional pricing.
Common Garage Estimating Mistakes
Ignoring permit costs. Permits, plan review, and inspections can add $500-$2,500 to the project. Include them in every estimate.
Underestimating electrical. A garage with just lights and a couple outlets costs $1,000-$2,500. Add a subpanel, 240V circuits, and EV charging and you’re at $3,000-$5,000.
Forgetting the driveway. If the new garage changes the driveway layout, that concrete work is a separate line item.
Bidding without a soil test. Bad soil means deeper footings, possible engineered fill, or even pilings. On soft or expansive soils, foundation costs can double.
Not accounting for waste and overage. Framing lumber, sheathing, and roofing all need 5-10% waste factor built into the material quantities.
How Long Does It Take to Build a Garage?
| Phase | Timeline |
|---|---|
| Permits and planning | 2-6 weeks |
| Site prep and foundation | 1-2 weeks |
| Framing | 3-5 days |
| Roofing | 1-2 days |
| Siding | 2-4 days |
| Electrical rough-in | 1-2 days |
| Insulation + drywall (if finishing) | 1-2 weeks |
| Garage doors + final electrical | 1-2 days |
| Total (basic) | 4-8 weeks |
| Total (finished) | 6-12 weeks |
Weather, inspector schedules, and material lead times are the three biggest variables that stretch garage timelines. In the Pacific Northwest, plan for rain delays from November through March.
Frequently Asked Questions
Does building a garage add value to a home?
Yes. A detached 2-car garage typically returns 60-80% of its cost at resale, according to Remodeling Magazine’s Cost vs Value report. In markets where street parking is common or weather is harsh, the return can be higher.
Do I need a permit to build a garage?
Almost always yes. Garages require building permits in most jurisdictions because they involve foundation work, framing, and electrical. Building without a permit creates liability, can void insurance, and causes problems when selling the home.
Can I build a garage for $15,000?
A very basic 1-car garage (12x24) is possible around $15,000-$20,000 in lower-cost markets. That’s an unfinished shell with a monolithic slab, basic framing, asphalt shingles, vinyl siding, and one garage door. No insulation, no drywall, no electrical beyond a single circuit.
What’s the cheapest type of garage to build?
Attached garages with a monolithic slab and vinyl siding are the most budget-friendly option. Sharing a wall with the house eliminates one full wall of framing, sheathing, and siding. Expect $35-$60/sq ft for a basic attached garage.
Should I hire a GC or manage subs myself?
If you have construction experience and relationships with reliable subs, managing the project yourself saves the 10-20% GC markup. But a good general contractor manages scheduling, inspections, code compliance, and handles problems. For most homeowners, the markup is worth it.
Get Your Garage Estimate Done Right
Building a garage involves concrete, framing, roofing, siding, electrical, and potentially HVAC - all coordinated across multiple trades. That’s a lot of line items to track manually. Try EstimationPro free to generate a complete garage estimate with accurate material quantities, labor costs by trade, and automated follow-up sequences that help you win more of the bids you already send. From estimate to proposal to invoice, it’s the full workflow in one tool.
All pricing in this guide reflects 2026 national averages. Costs vary significantly by region, typically 20-40% based on local labor rates, material availability, and building code requirements. Consult licensed contractors in your area for project-specific estimates.
Basic 2-Car Garage Build Cost ($26,000)
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