If you’re like most homeowners, finishing your garage is probably the last thing on your home renovation list. After all, if you just use it to store your car or other valuables, the aesthetics won’t really matter.
But once you’re looking to sell your home, you might want to rethink this decision.
The truth is, while finishing your garage doesn’t significantly increase the home’s value during resale, it attracts more buyers to it, ensuring the house isn’t in the market for long.
And with studies showing that over 80% of homebuyers want a home with a garage storage space, finishing it makes you stand out and gives you a massive competitive advantage.
What we cover
What is a finished garage?
Before going into many details, let’s first get this out of the way. A finished garage refers to a garage that looks like any other room in your house i.e, all the beams and gaps are covered with drywall.
It has finished walls, floors, ceilings, it’s well organized and has plenty of space.
A finished garage is also complete with plumbing, insulation, drywall, and even concrete flooring. It can be easily converted into an extra room which you can use for other purposes.
Important: A finished garage is different from a converted garage despite both offering multiple uses for the room. A converted garage means that it’s completely renovated to serve as an extra room, i.e., living area or bedroom in the house.
How a finished garage affects the home’s appraisal
While we’ve mentioned that a finished garage won’t directly increase its appraisal value, it still helps in the overall resale of your property.
Here’s a breakdown of how finishing helps:
- Improves Curb appeal
When potential buyers are looking at a series of homes, one with a finished garage is definitely bound to catch their eyes. Even if they weren’t looking for a garage, nobody can say no to that extra space. This is called the “wow” factor.
Finishing a new garage in an area where only a few houses have finished garages could also add to the value of your home.
- Provides additional square footage
Finishing your garage also provides you with a good room to use for other purposes. This means that it can create an extra room in the home and not just a storage space.
For this, it’s a win-win for both you and the buyer because finishing is much cheaper than remodeling the entire basement.
Some owners even install an insulation system in their garage ensuring that it’s protected from too much heat and cold. All this goes a long way in attracting homebuyers and also in increasing the home’s initial asking price.
Cost to finish a garage
How much money you’ll spend on a finished garage will be determined by your definition of a finished garage. For instance, if you just want to cover the exposed beams, then the job will be very cheap, requiring drywall alone.
If however, you want to completely revamp the unfinished garage with insulation, change the door, painting, seal the floor, and add an electrical system, the total project costs will be much higher.
Here’s a cost breakdown:
The average cost to finish an unfinished garage varies depending on its size, condition, location, and materials used. Your decision to either hire a professional contractor or DIY will also influence the prices.
Finished garage cost per square foot
Generally, you can expect to pay anywhere from $8 to $25 per sq. ft to finish your garage. This includes the price of materials, labor, equipment, and supplies when done by a professional.
As a DIY, such projects may cost you between $3 – $15 per sq. ft, depending on the equipment and materials you’ll have to purchase.
Finished garage materials and supplies cost
Materials alone cost an average of $0.50 – $15 per sq. ft and the supplies and equipment range between $4 -$7 per sq. ft. Drywall is the main material required, and it costs anywhere from $0.40 – $0.80 per sq. ft or around $12 – $20 per panel.
Other materials you’ll have to account for include insulation strips, paints, floor epoxy, drywall mud, etc.
Finished garage labor cost
Most contractors charge around $40 – $70 per hour but this can easily go to $100 an hour on labor or between $1.50 – $3 per sq. ft for this finish.
For the garage floor, contractors might charge you an extra $1 – $2 per sq. ft to paint using stain-resistant solid epoxy.
Note that you may also need to hire an electrician, painter, flooring installer, and maybe even a roofer. All this depends on the condition of your garage and it will increase your expenses.
Permits and inspection costs
Depending on your town’s or city’s state laws, you may have to pay an extra $300 -$1,350 on a building permit. This includes the inspection fees which will ensure your garage is up to code. It could also be more if you need a variance.
While permit fees mainly apply if you’re converting the garage, it’s still a good idea to check the rules first. Visit your local county offices or website if you don’t know about their regulations on finishing garages.
| Quantity | Cost Range | |
|---|---|---|
| Materials | Per sq. ft | $0.50 - $15 |
| Equipment and supplies | Per sq. ft | $4 - $7 |
| Labor | Per sq. ft | $1.50 - $3 |
| Average costs | Per sq. ft | $8 - $25 |
Note: The prices of home remodeling materials have sporadically increased over the past year due to the increased demand and shortage in supply. Therefore, expect to spend 5 – 10% more than the prices stated above.
Additional cost factors
Other factors that increase the cost of finishing garage projects include:
- The level of drywall finish – The higher the finish level you choose, the more expensive it becomes. Level 5 finish is the most costly.
- Painting the wall and ceiling – If you choose to paint the garage walls, floor, and ceiling, your cost of materials and labor will significantly increase.
- Repairs and replacement – Any repairs needed, be it water damage, wall and floor cracks or ceiling holes will add to the total project costs. Large garage repairs may also require the help of wall and flooring contractors which may become expensive.
- Size of the garage – A one-car finished garage is likely to cost much lower than a two-car or three-car finished garage. However, material and supplies costs tend to be lower per square foot for large car garages than smaller ones.
Garage additions that could add to the home’s value
While the value addition of your finished garage may not be as good as you expected, it’s not all gloom with finishing garages.
There are several upgrade projects you can do to get the best returns from the garage when selling your house. These include:
Install a functional garage door
Your garage door plays a massive role during the resale of the house. When done right, it boasts of a massive 95% ROI value during the sale.
So, instead of your old and heavy wooden garage door, swap it out for an automatic one or at least a lightweight option with insulation. Aluminum doors are a fantastic option. A basic lightweight manual door costs around $500 – $2,000 while an automatic one ranges between $900 – $2,800.
The garage door color also has to match that of your house to make your garage appear new. This becomes a key selling point to the potential buyers.
You may also consider a side-access door if the garage has only one entrance. Some homeowners will find it tedious lifting the garage door every time they need to get in.
Resurface stained flooring with stain-resistant epoxy
According to many real estate agents, shiny, easy-to-clean flooring is often a huge plus in the eyes of potential buyers. A stain-resistant epoxy finish is usually the most recommended for this project as it seals out the concrete and gives it the shine you’re looking for. Epoxy is also easy to maintain and doesn’t stain with engine oils or grease.
Add more electrical outlets and improve the lighting
Besides working on the floors and walls, consider hiring an electrician to add more electrical outlets to the garage. While it’s a small investment, buyers like it because it means they have more uses for the garage including using it as a workshop.
If you have some room above your ceiling beams, you can also install shop lights or motion-sensitive lights to brighten the rooms. Dark garages always spoof off the potential buyers.
Increase the usable space by adding shelves and storage cabinets
Increasing garage storage is another key selling point most homeowners today are banking on. You can do this by adding more storage shelves, cabinets, and heavy-duty plastic bins.
Every buyer loves the idea of more space for their house and so, doing this gives them the illusion that there’s more usable room than there actually is.
Important: Ensure everything is tidy and well-organized. Any clustering makes the garage appear very small.
Install energy-saving insulation and HVAC
Installing insulation and a reliable heating and cooling system can make your garage more valuable in the market. With most people avoiding these installations, good insulation makes the garage usable throughout the year, regardless of the weather.
This is especially crucial if you have an attached garage. You’ll have better climate control in your home and will be able to protect your family and cars from extreme heat or cold.
Don’t forget to add insulation strips to the garage door as well to prevent draft from getting through.
Keep the outside clean
Even before getting to your finished garage, a serious prospective buyer will form a perception about the garage based on its surrounding. If the driveway looks dirty, cracked, and in shambles, they’ll definitely avoid that home.
Therefore, ensure that you don’t invest too much in the interior that you overlook the garage exterior.
Is finishing a garage worth it?
Yes and no. The impact of finishing your unfinished garage on is subject to what you’re looking for.
Its key benefit is that you get more usable area, ample garage storage, heat insulation, and an advantage to get the house off the market quickly.
However, a finished garage doesn’t guarantee an increase in the appraisal value of the house. Therefore, if you have an option, it would be better to invest that money in another high ROI project.
Bottom line: Unless you live in a neighborhood where each home has a finished garage, don’t invest too much money in finishing it.
What about converting your garage to living space?
Well, the answer still remains, it depends on what homebuyers are looking for in your area. While most people would be happy to pay the extra bucks for the converted garage space, some may still be looking for a home with more storage room.
And especially in neighborhoods where homes have limited dedicated spaces and driveways for parking, a car garage becomes super important.
Therefore, before spending all your money on converting your garage into a living space, consult a real estate agent who knows your area well. They should be able to inform you whether this decision will increase the value of your home.
You’ll find that in most cases, it’s more profitable to add a home extension if you have space in the yard and retain the car garage.
However, in the right area, a converted garage can offer an ROI of up to 80% of the initial investment during the house resale.
Looking for a garage contractor?
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IMPORTANT: There is no obligation to hire any of the contractors. This is a free tool and service to be used at your pleasure.
FAQ's
Kitchen renovations and bathrooms. According to most realtors, these renovations can recoup more than 80% of initial investment and increase your home’s resale value.
Most garages are worth anywhere between $4,000 – $5,000 in an appraisal but this depends on your location and the size of the garage. Detached garages are however considered to offer higher home value compared to an attached garage.
Yes. If you store a lot of your precious possessions in the garage, or you use the garage frequently, adding drywall will certainly help. It improves the appeal while also adding some insulation properties as well as improving the home’s value.
Drywall can also cover up any imperfections in an unfinished garage, saving you a ton of money in upgrades.
Not necessarily. Choosing to paint your garage walls, floor and ceiling doesn’t increase the value of your home in the real estate market. However, it can easily set your house apart, making it a key determining factor when a buyer is choosing between several options.
This is a matter of your preference but generally, a neutral color like gray, beige, and tan are always great options. They’re easier to clean compared to white but still don’t make the garage feel spooky or dark.
Author: Benjamin McInerny- is a qualified arborist with 20 years of industry experience. Ben has a wide knowledge of renovation and DIY projects around the house such as lawns, fencing and painting. Ben shares his skills with DIY enthusiasts.
FAQs
Does Finishing a Garage Add Value? & By How Much? ›
Does a finished garage add value? Real estate agents say finishing your garage may add almost $10,000 to a home's worth by making it more appealing to prospective buyers. A garage's worth is increased more by finishing than converting it. Converting your garage may actually lower the home's value.
What are the benefits of finishing your garage? ›Energy Efficiency. Another good reason to finish your garage, especially if it's attached to your main house, is to increase your energy efficiency and comfort. A finished garage won't be as vulnerable to outside temperature fluctuations, providing more insulation and comfort for the main structure.
Should I finish my garage walls? ›No, you don't need to do anything about your unfinished garage walls. You also don't need to put any effort into your sense of style or personal grooming. But if you want a finished look and feel that makes your time in the garage more enjoyable, then finishing garage walls will give you the polished look you envy.
How can I increase the value of my garage? ›- Install A Functional Garage Door. ...
- Insulate And Vent The Space. ...
- Use A Smart Storage Strategy. ...
- Install Adequate Lighting. ...
- Put An Easy-To-Clean Finish On The Floor. ...
- Add More Electrical Outlets. ...
- Add A Walk-Through Door. ...
- Let Your Car Own The Space.
The garage is an under-rated money maker for any homeowner
Typically, the ROI of a garage addition is sixty-four to eighty-one percent, adding an estimated $20,000 to $35,000 to your home's value.
Does a finished garage add value? Real estate agents say finishing your garage may add almost $10,000 to a home's worth by making it more appealing to prospective buyers. A garage's worth is increased more by finishing than converting it. Converting your garage may actually lower the home's value.
Is garage makeover worth it? ›In terms of your garage remodel cost, there are projects that can fit within any budget. Whether you're just adding storage, re-coating the floor, or doing a complete teardown, garage improvements are well worth the investment. Your new and improved garage will give you a ton more storage and flex space.
What is the best color and finish for a garage? ›Neutral colors like grey, beige, or tan will be easier to clean and maintain than a white shade and give you more design flexibility, too. To make the garage feel more relaxing, soothing tones such as blue, green, and grey can be used as one of your primary colors.
Should I finish my garage with drywall? ›Drywall is a great building matter that is highly resistant to fire so it is a great addition to garages. Garages often have power tools in them, flammable materials, and also people who work on cars with products that could catch fire. Installing drywall would be a good idea to keep it a safe area.
What is the least expensive way to finish garage walls? ›Plywood, medium-density fiberboard (MDF) and oriented strand board (OSB) are expedient and low-cost solutions for garage walls. They can be attached over studs quickly with framing screws and, unlike drywall, wood doesn't require any taping, mud, or sanding.
How important is a garage for resale? ›
That being said, not every buyer will consider a home without a garage as a deal-breaker. On the other hand, it's not likely a buyer will object to a house that has a garage and meets their needs. Having a garage will nearly always help you sell more quickly and likely at a higher value than a home without one.
Is a house more valuable with a garage or extra room? ›Ask any homeowner what they'd change about their property and the answer is almost always the same: more space.
How many square feet is a 2 car garage? ›2-Car Garage Size
The width of the door hangs around 16 feet, with an interior width of 18 feet. To know the total square footage, just multiply the length and width. However, if you're not up for calculations, the average square footage is around 360 sq. ft.
Does the garage count in the square footage of a house? The garage does not count towards the square footage of a house, as that is considered an unfinished space. A garage will only count towards the square footage of a home is if it has been legally converted into a living space.
What finish is best for garage? ›Semi-gloss or satin finishes are the best choices as they'll provide a cleanable surface and just enough reflection to camouflage inevitable imperfections like dents, screwheads, and uneven texture.
Should I finish my garage with drywall or plywood? ›Drywall has a thick compound which offers superior fire resistance in comparison to plywood. Drywall consists of gypsum and crystallized water. Due to the addition of crystallized water, it's highly resistant to fire and hence is the go-to option in garage walls in terms of safety.
What is the difference between a finished and unfinished garage? ›An unfinished garage is basically your average garage--stuff stored all around, unfinished walls and ceilings, and very few creature comforts. A finished garage looks more like any other room in the home, with a clean, put-together look and plenty of open space.
How much does it cost to finish the inside of a garage? ›The cost of converting a garage into a living space will vary depending on the size of the garage, what you want to turn the garage into, and what materials you use to complete the project. The low end will be around $1,500 , and the high end will be around $58,000 .
What is the most expensive part of building a garage? ›Skilled labor ranging from floor plan design to garage door opener installation is often the most expensive part of any construction budget.
How much does it cost to finish drywall in a garage? ›The average cost to drywall a garage is $800 to $5,000, depending on the size and the finish level. Garage drywall installation costs $1.50 to $3.50 per square foot of wall or ceiling surface. The cost to insulate and drywall a 2-car garage is $1,800 to $9,000.
What color makes a garage look bigger? ›
Repaint your garage and make it white Another trick in making your garage look bigger is by repainting it white. Dark colors are said to absorb light that makes your garage look smaller.
What is the most popular color for garage walls? ›Typically for most garages, a white or lighter gray or neutral paint color is best for garage walls.
What is the most popular color garage? ›Bright white is by far the most common color for garage walls and doors, and it will beautify your garage's edges. The best choice of paint is always white or light grey, followed by a light beige or blue color.
How much does it cost to drywall a 2 car garage? ›| Cost to Drywall a Garage | ||
|---|---|---|
| Cost to Drywall a 1-Car Garage | Cost to Drywall a 2-Car Garage | |
| Low Cost | $1,290 | $2,355 |
| Average Cost | $1,635 | $2,850 |
| High Cost | $2,235 | $3,380 |
Drywall is the easiest and most economical covering for your garage ceiling. Use 5/8-in. -thick drywall if your trusses or rafters are spaced 24 in. apart.
What are the 5 levels of drywall finish? ›- Step 1: Secure Drywall to the Wall. ...
- Step 2: Tape & Mud. ...
- Step 3: Texture. ...
- Level 0 – Temporary Application. ...
- Level 1 – Service & Utility Space. ...
- Level 2 – Garage & Warehouse. ...
- Level 3 – Standard Interior. ...
- Level 4 – Upscale Interior.
What kind of finish should be used for garage wall paint? The finish is based on preference, but a satin finish is generally the best option for garage walls. It holds up well to scuffs and marks while also hiding inconsistencies.
Is flat or eggshell better for garage? ›What Kind of Finish Should I Use on My Garage Walls? The type of finish really depends on what you prefer, however, flat or matte paint is not generally recommended because it is difficult to clean and looks dull in a garage. Eggshell is perfectly fine if you prefer this finish.
Is satin or semi gloss better for garage walls? ›For the exterior of a garage, Sherwin-Williams recommends semi-gloss paints because they are dirt-resistant, easier to clean and hold up well in high moisture. A satin finish is also durable against scratches and peeling, but lacks the ability to stand up against high moisture like a semi-gloss finish.
How much does a 3 car garage add to the value of a house? ›In general, a garage of any kind adds between $15,000 to $40,000 to a property's value, with a three car garage adding $50,000 more to the property value than a two car garage.
Is a garage an investment? ›
According to the data provided by Remodeling magazine, building a new garage has an ROI of approximately 64.8%. This return-on-investment is one of the best you'll find when it comes to additions to your home.
What is the best month to have a garage sale? ›The best time to host a garage sale is early spring, because shoppers are excited to break out of their winter hibernation and browse for bargains in the sun. But if your spring cleaning lasts until June, summer is the next best time to hold your garage sale.
What is the average profit from a garage sale? ›Summer is the perfect time to have a garage or yard sale. You stand to make some decent pocket money. According to the New York Times, if you put some thought and planning into your garage sale, you can net between $500 and $1000.
What is the best time for a garage sale? ›For the best attendance, go for a Saturday or Sunday morning between the hours of 7 and 11 a.m. when temperatures are cooler. If you're able to have a two-day sale, that's an even better way to maximize your profits. Make sure to check the weather forecast, too, before you set your date in stone.
What are the benefits of painting garage walls? ›The painting will shield siding, window frames, and doors from harm. A fresh coat helps materials last longer by preventing harsh weather and insects from damaging them. Keep in mind that these components safeguard the rest of your building, including its interior walls and floors.
What is the best drywall for a garage? ›Fire resistant drywall is made with glass fibers in an extra-thick design. This makes them ideal for use in utility rooms, garages and areas near a furnace or wood stove.
Why not use plywood instead of drywall? ›It is not as durable or easy to work with as drywall is. These thin sheets of wood are bonded together with an adhesive. Plywood is not visually appealing which is another one of its drawbacks as a wall material, however, it can still be used as one.
What adds the biggest value to a house? ›- Remodel the kitchen. Updates to the kitchen pay off. ...
- Upgrade the appliances. ...
- Boost the bathrooms. ...
- Remodel the attic or basement. ...
- Get decked out. ...
- Boost curb appeal. ...
- Improve energy efficiency. ...
- Swimming Pools.
Kitchen Improvements
If adding value to your home is the goal, the kitchen is likely the place to start. Conventional wisdom says kitchens and bathrooms sell houses. How much will a new kitchen increase the value of your home? According to Zillow, kitchen renovations provide up to 80% return on investment.
- Redo your kitchen.
- Refinish or install hardwood flooring.
- Upgrade your insulation.
- Convert a basement or attic to a living area.
- Buy new siding.
- Get new roofing.
- Replace your garage door.
- Install new vinyl or wood windows.
What is a good size garage for 2 cars? ›
The recommended ( and most popular) size for a 2 car garage is 24×24. (As you can see in the following video), a 24×24 2 car garage provides you enough space to comfortably park your two vehicles, easily open and close your doors, enjoy space for shelving, and enough headspace for a workbench.
Is a 24x24 garage big enough for 2 cars? ›In short, the minimum dimensions for a 2 car garage should be 20'x20′ and to make extra space to get in and out of the car, it is recommended to go with 24'x24′ or larger. If you want to keep your vehicle looking nice and want extra space for other things, a bit wider and deeper will go a long way.
What size garage is needed for a full size truck? ›If you are trying to fit a full-size truck into a garage, you will probably need to have a garage at least 22 feet in length to give a foot of clearance between the front and rear of the vehicle. Heavy duty: These types of trucks are in the largest class of pickups.
Is Zillow square footage accurate? ›4 Zestimates are only as accurate as the data behind them. So, if the number of a home's bedrooms or bathrooms, its square footage, or its lot size are inaccurate on Zillow, a Zestimate will be inaccurate. Users can correct these mistakes.
What is not included in square footage of a house? ›Basements and garages, even if they are finished, don't generally count toward total square footage. Basements are typically excluded because they are built below grade, meaning below ground level.
Does finished room above garage count as square footage? ›Here's what ANSI says about those rooms: Finished areas above garages are included in the finished square footage that is at the same level in the main body of the house, but only if they are connected to the house by continuous finished areas such as hallways or staircases.
Does sealing your garage floor increase home value? ›Updating the garage floor with a fresh epoxy coating can increase the property's value and make the space more aesthetically pleasing. Furthermore, epoxy floors are durable, cost-effective, and require less maintenance than other flooring types.
Why finish your garage floor? ›The quickest way to stop concrete dust is to use a garage floor coating. This protects the concrete enough that the dust will no longer spread via damage. If there is damage, the seal will stop the dust from spreading past the coating. Other than concrete dust, it also helps to keep the surface itself clean.
What is the best material to finish the interior of a garage? ›Plywood, medium-density fiberboard (MDF) and oriented strand board (OSB) are expedient and low-cost solutions for garage walls. They can be attached over studs quickly with framing screws and, unlike drywall, wood doesn't require any taping, mud, or sanding.
What is the best material to finish a garage ceiling? ›Drywall is the best material for a garage ceiling since it is simple to instal and creates a smooth finish. In this sense, drywall is similar to a canvas. The ceiling of your garage is drywall, so you may paint it or decorate it in any way you like.
What floor increases home value? ›
You may have already guessed it, but the floor with the highest resale value is hardwood. Since hardwood is always in demand, it is an easy choice to up level your home.
Does painting garage floor add value? ›Use These Ideas to Add Value to Your Home Today
Adding a laundry room, revamping your curb appeal, and refinishing your garage floor can also add value while keeping costs down.
One of the most affordable garage floor ideas is concrete paint, which is, essentially, a tougher version of interior wall paint for your home. Highly susceptible to damage from road salts and other chemicals, floor paint is not as tough as the other options on this list. It is, however, the least expensive by far.
What is the best color for a garage floor? ›The best color for the garage floors is the ones easy to clean, not too bright, and encourage easy maintenance. These colors are nude colors like beige, grey, amber, or tan, or almond.
Why do people put carpet in the garage? ›Perfect for spaces where vehicles or boats are stored as it's very durable while also visually appealing. A cost-effective way to tidy up an existing garage floor. Minimise risk in the garage by reducing potential slips on wet days. Convert the garage into a games room for the kids.
How long does it take to finish a garage floor? ›A normal garage floor installation requires 5-8 hours, usually spread out over 2 days, depending on the specific job and conditions. Can you install my garage floor in 1-day? It depends on the specific conditions of the job.
What color is best for garage walls? ›Neutral colors like grey, beige, or tan will be easier to clean and maintain than a white shade and give you more design flexibility, too. To make the garage feel more relaxing, soothing tones such as blue, green, and grey can be used as one of your primary colors.
What are the disadvantages of painting a garage floor? ›Concrete paint will eventually peel and is susceptible to scratching and chipping. Road salt and harsh chemicals, in particular, can wear away at the paint. So plan for occasional touch-ups or repainting.