Hey all, the wife and I are considering a pop the top renovation in the Lakewood neighborhood in Dallas. Current house is 2000 sq ft. on a pier and beam foundation. We would like to add anywhere from 1500-2000 sq ft going up. The existing house has a recently renovated kitchen but the rest of the first floor could use some updating. Any ballpark estimates of what something like this might cost with a reputable builder?

I don't know costs so can't help with the that, but there's one down the street from us that is looking like an 18 month project for the owners. We bought a similar home from a builder a few years ago and love it. I actually prefer the style that isn't wide open from the first to second floor so the expansion rather than new build worked out nicely.

Thanks for the intel and apologies if this is a dumb question but would that $180-$200/ft apply to just the new sq footage or the total including existing? If for example we add 1500 sq ft along with a decent first floor remodel would we be looking at $300k or $700k?

My coworker did this, but maybe more involved (taking first floor down to studs and moving walls), and for them it was pretty much a wash vs if they tore down and rebuilt. So $220ish per square foot for all square footage. Main benefit for them was having some things like garage not being within new setback's grandfathered in because they used the same foundation.

I'm pretty ignorant to this. Would it even be possible to save anything on the first floor like the kitchen? I'd imagine between being open to elements, the massive construction, etc you'd need to redo everything.

gd28 said:

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Thanks for the intel and apologies if this is a dumb question but would that $180-$200/ft apply to just the new sq footage or the total including existing? If for example we add 1500 sq ft along with a decent first floor remodel would we be looking at $300k or $700k?

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If you all can stomach the $200/sqft estimate plus say another $50k for some existing then it could be worthwhile to pursue and get a better understanding of what it might cost from a remodeling contractor referral. They might be able to give you a ROM (rough order of magnitude).

If that type of investment is not something you all would be interested in then it could be helpful to start looking at other homes that could be a better fit.

Also, what your existing location is very much a factor in determining if such a remodel would make sense from investment standpoint.

Lakewood is the perfect spot for something like this from an investment standpoint. It seems like it's 50/50 new build vs expand and renovate. The renovate route also saves time and money on permits.

Our house kept the original detached garage but expanded the first floor to make it attached and added a second story. Lots of foundation work reinforcing the original pier and beam and adding effectively a second new foundation that is connected.

My advice would be if you are going to do the expansion you need to renovate existing enough to be as good as new, including moving walls as needed. I've seen a few examples where the original house still looked like it was from the 60s while the expansion area looked modern and it was bad.

I am about 1 month away from completing something similar near the Austin area.

Took 2k sqft 4/2 house down to the 3 walls making this a 5/3 3k sqft home. Pushed back wall back, moving many walls, raised ceiling/new roof. Added 5th bedroom, added 3rd bathroom. Home essentially is new including siding. New driveway, new 1500 sq feet back concrete patio (50x30ft)

The only thing original is the 3 walls & foundation. It was very close to a new construction.

Cost will come right at 450K including new tile flooring/appliances/all fixtures/hardi siding/metal roof/recessed lighting throughout/granite throughout.

Thanks all, sounds like it could be a wide range of cost but may be doable. We have scheduled a consult with a local builder who has done a bunch of these in the area. We love our neighborhood and have a hard time picturing ever leaving, but with future kids in the plans at some point we will need the space and it seems like now might be the easiest time to bite the bullet and do it if we can. I don't see how buying would work…there isn't a single home in our neighborhood listed under $2mm at the moment. Home prices around here have truly gone insane.

Sounds like you may within the loop of 75, 635, and DNT or Lakewood. Great location. Good work!

It will probably be at least $250-300/SF. Anyone GC that tells you otherwise will either do a poor job or change order you to death (or both).

I have done a couple of projects for guys on TexAgs in the last year or so. Please let me know if you would want me to take a look at your project or if I can help in any way.

mrmill3218 said:

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It will probably be at least $250-300/SF. Anyone GC that tells you otherwise will either do a poor job or change order you to death (or both).

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Is this per sqft of added space or sqft of final home size. We are adding 1k sq ft, essentially everything new, 1500sqft back deck, and new driveway for maybe $150/sq ft when its done for a 3ksqft home. It would be 400/sqft if just accounting for the added 1k sqft. Just trying to see if we are getting a good deal or bad deal. I am guessing I am getting a good deal because I know my contractor well and his goal is to keep costs down.

Medaggie said:

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mrmill3218 said:

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It will probably be at least $250-300/SF. Anyone GC that tells you otherwise will either do a poor job or change order you to death (or both).

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Is this per sqft of added space or sqft of final home size. We are adding 1k sq ft, essentially everything new, 1500sqft back deck, and new driveway for maybe $150/sq ft when its done for a 3ksqft home. It would be 400/sqft if just accounting for the added 1k sqft. Just trying to see if we are getting a good deal or bad deal. I am guessing I am getting a good deal because I know my contractor well and his goal is to keep costs down.

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My price of $250-300/SF would just be for the new constructed space. If you are at $400/SF then that appears to be on the high end. However, I don't know what type of finished you chose. I will say, if you know your contractor and you trust him and he does a good job, that's a huge plus.

My renovations will be right at 400K for adding 1k sq feet and turning a home from 2k to 3k. The original 2K was taken down to the 3 walls/concrete pad with everything new.

I think I got a really good deal and my contractor is top notch. 400K is alot but it is essentially a new house.

In that case it seems like you are getting a good deal.