Second Story Addition in Elgin, IL — Costs $97,587 to $609,917
What does second story addition cost in Elgin? Average $243,967, ranging $97,587–$609,917. Labor runs $38.39/hr locally — 22% above the national average. Free breakdown with material + labor split.
Elgin, IL Market
+22% vs nationalLabor Rate
$38.39/hr
Material Index
116
Avg Permit Cost
$1,345
Median Home Price
$224,632
Elgin is a mid-sized city in Illinois with a healthy pool of local contractors. Homeowners generally have several options to compare for a second story addition, which helps keep pricing competitive. At 22% above the national average, Elgin is one of the more expensive markets for home improvement — driven primarily by above-average labor rates in the region. At a median home price of $224,632, homeowners in Elgin should weigh the project cost (108.6% of home value) carefully against expected returns to avoid over-improving for the local market.
Low Estimate
$97,587
National: $80,000
Mid-Range
$243,967
National: $200,000
High End
$609,917
National: $500,000
Per Sq Ft
$366
National: $300
Second Story Addition Cost Calculator for Elgin
Adjusted for Elgin's labor rate ($38.39/hr) and material costs (index 116).
Mid-grade materials, good quality fixtures, standard options.
Estimated Total in Elgin
$243,967
Based on 200 sq ft at mid quality, adjusted for Elgin market rates.
Local Cost Breakdown
At Elgin's average rate of $38.39/hr (28% above national avg)
Material cost index 116 (16% above national baseline of 100)
Second Story Addition vs. Home Value in Elgin
| Metric | Elgin | National Avg |
|---|---|---|
| Second Story Addition (Mid-Range) | $243,967 | $200,000 |
| Median Home Price | $224,632 | $350,000 |
| Project as % of Home Value | 108.6% | 57.1% |
| Estimated ROI | 60% | 60% |
| Median Household Income | $60,292 | $75,000 |
What Affects the Price in Elgin
- 1Local labor rates ($38.39/hr in Elgin)
- 2Material cost index (116 vs national 100)
- 3Total square footage added
- 4Structural reinforcement of first floor
- 5Staircase addition
- 6Roof removal and replacement
Popular Upgrades
- Master suite
- Additional bedrooms
- Jack-and-Jill bathroom
Other Projects in Elgin, IL
Accessory Dwelling Unit (ADU) Construction
$182,975
Room Addition
$109,785
Swimming Pool Installation
$78,511
Garage Addition
$67,091
Home Addition
$97,108
Inground Swimming Pool
$78,122
Attic Conversion
$67,420
Swimming Pool Construction
$61,291
Second Story Addition in Other Illinois Cities
Planning a Second Story Addition in Elgin
Building permits are typically required for a second story addition in Elgin. The average permit fee in this area is $1,345, though costs vary based on project scope. Permit fees in this market are above average — factor them into your total budget. Plan for 4-8 months from start to finish.
A second story addition is a complex project best left to licensed professionals. In Elgin, skilled contractors charge an average of $38.39/hr, and the specialized nature of this work means cutting corners on labor can lead to costly rework.
For the median Elgin household earning $60,292/year, this project at $243,967 represents a significant investment. Consider financing options or phasing the work to spread costs over time.
Second Story Addition — National Guide
See the full national cost guide with DIY tips, cost factors, and ROI analysis.
All Construction Costs in Elgin
View labor rates, material costs, and project estimates for Elgin, IL.
Explore All Project Cost Guides
Compare costs across 120+ home improvement projects in 3,636 cities nationwide.
View All Project Costs