Does Adding a Garage Add Value to Your Home?

Yes, adding a garage does add value to your home. You can expect to increase your home’s value by $12,750 to $33,200 on average, with most homeowners getting back 60% to 85% of what they spend when they sell. A garage isn’t just a place to park your car—it’s one of the smartest upgrades you can make.

In this article, you’ll learn exactly how much value a garage adds, what it costs to build one, and whether it’s worth the money. We’ll also cover different garage types, extra features that boost value, and real tips from home experts.

Why Garages Are So Valuable

Garages Make Homes Easier to Sell

Think of a garage as a big selling point. When people shop for homes, they notice garages right away. In fact, a 2019 study by the National Association of Home Builders found that 85% of homebuyers want garage storage. That’s huge!

A garage makes your home stand out. It shows buyers that they’ll have safe parking, extra storage, and maybe even a workshop. This means more people will want to see your house. More interest often leads to better offers.

Protection from Weather and Theft

A garage keeps your car safe from snow, rain, hail, and hot summer sun. It also protects against theft and damage. Many car insurance companies even give discounts to people who park in garages.

But it’s not just about cars. A garage can store lawn mowers, bikes, tools, holiday decorations, and sports gear. All that stuff stays dry and secure.

Extra Space for Living

Many people turn garages into more than parking spots. You can add a gym, workshop, home office, or hobby room. Some homeowners even add a bathroom to a garage to create a guest suite.

The space above a garage works well too. You might add on a garage with a room on top. That extra bedroom or living area adds serious value.

How Much Value Does a Garage Really Add?

The Numbers Behind Garage Value

According to research from HomeAdvisor and other home improvement sources, a garage typically adds between $12,750 and $33,200 to your home’s value. The exact amount depends on several things:

• Size: A two-car garage adds more value than a one-car garage
• Type: Attached garages usually add more value than detached ones
• Location: Where you live makes a big difference
• Quality: Better materials and design mean higher value

Return on Investment (ROI)

Most homeowners get back 60% to 85% of what they spend on a garage. If you spend $30,000 to build a garage, you might add $20,000 to $25,000 to your home’s value when you sell.

That might sound like a loss. But remember—you get to use the garage every day until you sell. The protection for your car, the extra storage, and the convenience all add up. You’re not just investing in resale value. You’re investing in your daily life.

Location Really Matters

Where you live changes everything about garage value. In Chicago, homes with garages sell for 38% more than homes without them. That’s because winters are harsh and street parking is tough.

But in Raleigh, North Carolina, a garage might only add 2% to your home’s value. The weather is milder there, and parking is usually easier.

Other high-value garage markets include:

• St. Louis: 35% premium
• Columbus, Ohio: 24% premium
• Kansas City: Strong returns
• Areas with harsh winters: Higher value
• Cities with limited parking: Much higher value

In warm places like Austin, Texas, or Los Angeles, garages add less value. People can park outside more easily year-round.

Types of Garages and Their Value

Attached Garages: The Popular Choice

An attached garage connects directly to your house. You walk through a door from the garage into your home. This is the most common type in America.

Benefits of attached garages:

• Easy access to your house (great in bad weather)
• Usually costs 10% to 15% less to build
• Better for resale value in most areas
• Easier to heat or cool
• More convenient for carrying groceries

Cost to build: A two-car attached garage costs between $14,500 and $40,300, with an average around $28,000 to $30,000.

Attached garages work best in suburban neighborhoods. If you live where winters get cold or parking is tight, go with an attached garage. It’s what buyers expect, and it adds the most value.

Detached Garages: More Flexibility

A detached garage stands alone, separate from your house. It has its own walls and roof.

Benefits of detached garages:

• More design options
• Can be placed anywhere on your property
• Less noise in your home
• Better for workshops or loud hobbies
• Good for smaller lots where an attached garage won’t fit
• Can add a second floor for extra living space

Cost to build: Detached garages cost about 10% to 15% more than attached ones because they need four complete walls and their own foundation.

Detached garages work well in rural areas or if you want a workshop away from the house. Some appraisers give detached garages the same value as attached ones, especially in the countryside.

One-Car vs. Two-Car vs. Three-Car Garages

The size of your garage changes its value. Here’s the breakdown:

One-car garage:

• About 288 square feet
• Costs $10,500 to $20,200
• Works for small homes or tight lots
• Better than no garage

Two-car garage:

• About 576 to 600 square feet
• Costs $14,500 to $42,000
• Most popular choice among buyers
• Best return on investment
• 42% of homebuyers prefer this size

Three-car garage:

• About 900 square feet
• Costs $36,000 to $63,000
• Great for big families or car collectors
• Adds luxury appeal
• Most valuable in upscale neighborhoods

The two-car garage is your sweet spot. Most buyers want space for two cars, and it offers the best value for what you spend.

What It Costs to Add a Garage to House

Breaking Down Garage Addition Costs

The national average to build a garage is about $28,000. But your actual cost depends on many factors.

Cost factors include:

• Square footage (larger = more expensive)
• Materials (wood, steel, concrete, vinyl)
• Foundation type (concrete slab is common)
• Labor costs in your area
• Permits and inspections
• Electrical work and lighting
• Insulation
• Garage door type
• Windows and ventilation
• Finishing touches

Budget-Friendly Add On Garage Ideas

Want to save money? Here are some smart ideas:

1. Choose attached over detached – Saves 10% to 15% by using your home’s existing wall
2. Go with standard size – Custom sizes cost more
3. Use basic materials – You can always upgrade later
4. Handle simple work yourself – Painting, organizing, basic finishing
5. Get multiple quotes – Compare at least three contractors
6. Build in good weather – Avoid winter construction premiums
7. Consider a prefab garage – These start at just $7,200

For homeowners in the Harrisburg area, UDA Services offers custom garage solutions that match your home’s style and budget. Getting a free quote helps you plan your project wisely.

Features That Boost Garage Value

Add Windows to Garage Door

Adding windows to your garage door makes a big difference. Windows bring in natural light, making the garage brighter and more inviting. They also boost curb appeal.

Studies show that replacing an old garage door with a new one that has windows gives you one of the best returns in home improvement. According to the 2025 Cost vs. Value Report, a new garage door replacement delivers an average 268% ROI. That’s huge!

Choose insulated windows if you heat or cool your garage. They help control temperature and save energy.

Add Outlets to Garage

Extra outlets make your garage way more useful. You’ll need power for:

• Tools and equipment
• Electric car charging stations
• Lighting
• Shop vacuums
• Power washers
• Phone chargers
• Appliances

Electric vehicle charging stations are becoming especially valuable. In places like California, adding an EV charging station in your garage gives you 100% to 120% ROI. Even in other areas, the average ROI is around 90%.

Plan for at least 4 to 6 outlets spread around your garage. Put them on different circuits so you can run multiple tools at once.

Garage Door Insulation Value

Insulated garage doors help control temperature. They keep your garage warmer in winter and cooler in summer.

Insulation is measured by R-value. Higher numbers mean better insulation:

• R-0: No insulation (basic wood or steel)
• R-6 to R-8: Light insulation (good for mild climates)
• R-10 to R-12: Medium insulation (recommended for attached garages)
• R-16 to R-18: Heavy insulation (best for workshops or living spaces above)

For a detached, unheated garage, light insulation works fine. But if your garage is attached to your home, get at least R-10 to R-12. This stops heat from escaping through the garage door.

Better insulation also means:

• Lower energy bills
• Less noise from outside
• More comfortable workspace
• Protected stored items

Add a Bathroom to a Garage

Some homeowners add a bathroom to their garage. This works great if you use the garage as:

• A workshop
• A home gym
• A guest suite
• An office
• A hobby room

Adding bathroom plumbing costs $10,000 to $25,000. It’s not cheap, but it makes the garage much more functional. If you plan to add on a garage with living space above, definitely include a bathroom upstairs.

Before you add plumbing, check local building codes. Some areas have rules about garage bathrooms.

Garage Ideas That Add Extra Value

Value Park Garage Concepts

Modern garages do more than store cars. Smart homeowners create “value park” garage spaces that serve multiple purposes.

Here are winning ideas:

• Workshop area with built-in workbenches and tool storage
• Home gym with rubber flooring and wall-mounted equipment
• Storage walls with shelving systems and overhead racks
• Hobby center for woodworking, art, or crafts
• Entertainment space with TV and seating
• Mudroom connection for easy entry to your home
• Pet washing station with special sink and storage

Organized garages sell homes faster. Real estate agents say that 88% of people believe a well-organized garage shows pride in home ownership.

Adding a Second Story

One of the best add on garage ideas is building up. A second story above the garage adds real living space.

Popular second-story uses:

• Extra bedroom (great for growing families)
• Guest suite or in-law apartment
• Home office
• Playroom or game room
• Rental unit for extra income

Adding a second floor costs more—around $100+ per square foot. But it can increase your home value by $125,000 to $175,000 in the right market. That’s because you’re adding actual living space, not just garage space.

The cost might be $15,000 to $50,000+ depending on how fancy you go. Adding a bathroom and full kitchen costs more but creates a rental opportunity.

Match Your Home’s Style

Your garage should look like it belongs with your house. This means matching:

• Siding material and color
• Roof style and shingles
• Trim and details
• Window style
• Overall design

A garage that doesn’t match can hurt your home value instead of helping it. Work with a builder who understands design. UDA Services specializes in custom garages that blend perfectly with Harrisburg-area homes.

When a Garage Adds the Most Value

Best Times to Build

Timing matters when you add a garage to your home. Here’s when it makes the most sense:

You plan to stay 5+ years: You’ll get to enjoy the garage and recoup costs at resale

Your neighborhood lacks garages: If you’re the only house without one, you’re losing value right now

You have street parking problems: Limited parking makes garages much more valuable

You need the space today: Don’t wait if you need storage, protection, or workspace

Before selling in winter climates: Buyers in cold areas really value garages

When you’re doing other work: Adding a garage during a home addition project can save on overall costs

When to Wait

Sometimes it’s smart to hold off:

• If you’re selling in the next year or two
• In areas where garages add little value
• If you can’t get permits due to zoning
• When your lot is too small
• If the cost far exceeds the value you’ll add

Getting the Best ROI on Your Garage

Plan for Your Market

Research what buyers in your area want. Look at similar homes that recently sold. Do they have garages? What size? Attached or detached?

In most suburban areas, a two-car attached garage is the gold standard. That’s what you should build unless there’s a good reason not to.

Talk to local real estate agents. They know what sells in your neighborhood. They can tell you if a garage will help or if buyers don’t care much about it in your area.

Focus on Quality and Function

A poorly built garage hurts more than it helps. Make sure your garage has:

• Solid foundation and structure
• Good drainage
• Proper electrical work
• Quality garage door with opener
• Weatherproofing and insulation
• Professional finish that matches your home
• Adequate lighting
• Organized storage solutions

Cutting corners saves money now but costs you later. Buyers notice shoddy work.

Don’t Over-Build for Your Neighborhood

A $100,000 three-car garage with luxury finishes might not pay off in a neighborhood of modest homes. Build what fits your area.

Your garage should bring your home up to neighborhood standards, not way above them. Being the fanciest house on the block doesn’t always mean getting your money back.

Consider DIY Where Possible

Some parts of a garage project work for DIY:

• Interior painting
• Installing shelving and storage
• Basic organization
• Landscaping around the garage
• Some finishing work

But hire professionals for:

• Foundation and framing
• Electrical work
• Garage door installation
• Roofing
• Any plumbing
• Structural work

Mixing DIY with professional help saves money while keeping quality high.

Common Mistakes to Avoid

Skipping Permits

Always get the proper permits. Building without permits can:

• Lead to fines
• Make your home harder to sell
• Cause insurance problems
• Require expensive fixes later

Permits protect you. They make sure the garage is safe and meets building codes. Yes, they cost money and take time. But they’re worth it.

Ignoring Zoning Laws

Check your local zoning rules before you build. Some areas limit:

• How close the garage can be to property lines
• Maximum garage size as a percentage of lot size
• Building height
• Whether you can have a detached garage
• If you can add living space above

Finding out after you build is too late. Research first or work with a contractor who knows local rules.

Choosing the Wrong Location

Think carefully about where to put a detached garage. Consider:

• How you’ll use the space
• Access from your house and street
• Drainage and grading
• Future expansion plans
• Views and landscaping
• Utility access

A garage in the wrong spot causes daily frustration and hurts resale value.

Forgetting About Curb Appeal

Your garage is a huge part of your home’s front look. In fact, garage doors can take up one-third of your home’s front view.

Make your garage attractive:

• Choose a nice garage door style
• Paint it to match your house
• Add decorative hardware
• Include windows
• Landscape around it
• Keep it clean and maintained

An ugly garage makes your whole home look worse.

Garage Value: The Bottom Line

Adding a garage to your home is usually a smart investment. You’ll spend $14,500 to $40,000 or more depending on size and type. You’ll likely get back 60% to 85% of that cost when you sell, plus you’ll enjoy better parking, storage, and function while you live there.

The key is building the right garage for your area. A two-car attached garage works best in most suburban markets. Match your home’s style, use quality materials, and include features buyers want like insulation, windows, and electrical outlets.

Remember that location drives value. Garages add the most in cold climates, cities with parking problems, and neighborhoods where most homes have them. They add less in warm climates with easy parking.

Think of a garage as more than just a building. It’s protection for your car, storage for your stuff, and possibly a workshop, gym, or office. All these benefits add up to real value—both when you sell and while you live there.

Final Thoughts

A garage makes life easier and homes more valuable. Whether you add a garage to house for the first time or expand what you have, you’re making a choice that pays off in daily convenience and future resale value.

If you’re in the Harrisburg, Pennsylvania area, UDA Services can help you design and build the perfect custom garage for your home. We match your home’s style, work within your budget, and deliver quality construction that lasts.

Ready to boost your home’s value and enjoy better parking and storage? Start planning your garage project today. Get quotes from quality builders, check your local zoning rules, and think about how you’ll use the space.

Your future self—and future home buyers—will thank you for making this smart investment.