How Much Value Does a Garage Add to a House?

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By Michael Warford Updated October 21, 2021
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Edited by Cara Haynes

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Adding a garage to your house—or replacing your current garage door—can boost your home’s market value by as much as $33,200. A garage is a win-win home addition because it’s useful for you and it’s attractive to potential buyers, which is why home buyers are willing to pay so much more for a house with a garage.

However, a new garage can be a significant investment and you may be wondering if it’s worth the money or if your money could be used more effectively on other home improvements. We’ll help you decide.

How much value does a two-car garage add to a house?

On average, a garage adds $12,800 to $33,200 in value to a house for a return on investment (ROI) of 75% to 85%.[1] The value ranges widely, depending on the type and size of garage you have and where your home is located. Typically, the value a two-car garage adds to a house will be more than a one-car garage.

If garages are rare in your area, having one will drive up your home’s value more because it’s a rare commodity. Similarly, in places that get either extreme heat or a lot of snow, a garage will be a necessity. Not having one could rule your home out for many buyers.

However, in areas with plenty of street parking or where garages are already common, a garage may not make much of a difference in property values. But if you’re selling a house where a garage is considered standard and your house doesn’t have one, that could be seen as a major problem for buyers.

The cost of adding a garage

The average cost to build a garage is $29,394.[2] However, there is a large range in costs, with a one-car garage going as low as $10,500 and a four-car garage costing as much as $73,900. Adding a two-car garage will cost arount $19,600.

Attached garages are generally cheaper than detached garages. If you’re building a detached garage, you should expect to pay 10% to 15% more than you would for an attached garage. However, materials can make a detached garage cheaper. For example, a detached metal DIY garage costs just $3,000 to $11,000, although it won’t add much to your home value.

Renovating vs. replacing your current garage

An effective way of improving your home value without investing a large sum of money can be to renovate your garage before you sell. A fresh coat of floor paint, for example, can help give your garage a more well-maintained look and get rid of unsightly stains.

Another easy and cheap update to make to your garage could be to simply paint the garage door, which can add to your home’s curb appeal and give it a fresh new look. Combined with decluttering your garage space, a paint job can make your garage look more appealing to buyers.

A garage door replacement, meanwhile, will require a bit more of an upfront investment and will set you back $4,513 on average. However, it has an average resale value of $8,751, giving it one of the best returns on investment of any home improvement project.

What buyers look for in a garage

Space

Space is often the most important criteria for buyers when assessing a garage. Buyers want to ensure that the garage is going to be big enough to accommodate their vehicles while still providing space for storage. In general, larger garages that can fit two or three vehicles will attract more buyers. However, this is true only to a point: a large garage that overwhelms the facade of a small house can turn buyers away.

Attached vs. detached

Attached garages are generally more sought after than detached ones since they’re more easily accessible from the house. This is especially true in colder climates where homeowners want to avoid going outside to reach their cars in the winter. However, some buyers do prefer detached garages because they’re easier to modify and to hide away from the street, which improves the appearance of the house.

Durability and maintenance

The condition of the garage—such as the durability of the flooring and the quality of the doors—is also important. While a garage’s condition isn’t a breaking point for many buyers, a garage with stained flooring or a door that looks aged or in need of paint is not going to make your home easier to sell.

If you’re selling a house, it’s also a good idea to try to clear out the garage as much as possible so that buyers can get a better idea of how big it is and whether it will accommodate their needs.

Exterior finish

While buyers don’t expect the garage to be the most beautiful part of the house, many won’t want a property where the garage detracts from the overall curb appeal of the house. For example, a garage built with metal siding while the rest of the house has a brick exterior could look ugly and turn away potential buyers.

Similarly, a garage that is out of scale with the rest of the house may look unsightly and be a negative point for buyers. In most cases, the garage should be in the same style as your house, especially if it’s attached to the front where it’s highly visible.

Consult with professionals before you add a garage

A garage is a major investment, so consult with multiple contractors and get competing quotes before you commit. Be sure to choose a contractor that has excellent reviews online and who is willing to show you examples of their previous work. While DIY garage kits are also available, keep in mind that they’re unlikely to add much, if any, value to your home.

Similarly, if you’re thinking of selling your home and you’re wondering if a new garage is the right renovation choice, reach out to a real estate agent first. Clever Real Estate can connect you with multiple top agents in your area who can advise you on the best way to sell your home, including the home improvement projects that will give you the biggest return on your investment.

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Article Sources

[1] Angi – "How Much Value Does a Garage Add to a Home?". Updated March 25, 2024.
[2] HomeAdvisor – "How Much Does It Cost to Build a Garage in 2024?". Updated September 6, 2024.

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