Second Story Addition in Franklin, TN — Costs $106,307 to $664,417
What does second story addition cost in Franklin? Average $265,767, ranging $106,307–$664,417. Labor runs $44.03/hr locally — 33% above the national average. Free breakdown with material + labor split.
Franklin, TN Market
+33% vs nationalLabor Rate
$44.03/hr
Material Index
119
Avg Permit Cost
$1,510
Median Home Price
$620,000
In a smaller market like Franklin, Tennessee, the pool of contractors specializing in second story addition may be more limited. Getting 3+ quotes is especially important to ensure fair pricing. At 33% above the national average, Franklin is one of the more expensive markets for home improvement — driven primarily by above-average labor rates in the region. With a median home price of $620,000, this second story addition represents just 42.9% of typical home value — a relatively small investment that can significantly boost curb appeal or functionality.
Low Estimate
$106,307
National: $80,000
Mid-Range
$265,767
National: $200,000
High End
$664,417
National: $500,000
Per Sq Ft
$399
National: $300
Second Story Addition Cost Calculator for Franklin
Adjusted for Franklin's labor rate ($44.03/hr) and material costs (index 119).
Mid-grade materials, good quality fixtures, standard options.
Estimated Total in Franklin
$265,767
Based on 200 sq ft at mid quality, adjusted for Franklin market rates.
Local Cost Breakdown
At Franklin's average rate of $44.03/hr (47% above national avg)
Material cost index 119 (19% above national baseline of 100)
Second Story Addition vs. Home Value in Franklin
| Metric | Franklin | National Avg |
|---|---|---|
| Second Story Addition (Mid-Range) | $265,767 | $200,000 |
| Median Home Price | $620,000 | $350,000 |
| Project as % of Home Value | 42.9% | 57.1% |
| Estimated ROI | 60% | 60% |
| Median Household Income | $98,000 | $75,000 |
What Affects the Price in Franklin
- 1Local labor rates ($44.03/hr in Franklin)
- 2Material cost index (119 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 Franklin, TN
Accessory Dwelling Unit (ADU) Construction
$199,325
Room Addition
$119,595
Swimming Pool Installation
$84,569
Garage Addition
$73,086
Home Addition
$105,196
Inground Swimming Pool
$83,667
Attic Conversion
$73,849
Swimming Pool Construction
$67,136
Second Story Addition in Other Tennessee Cities
Nashville, TN
$189,467
Memphis, TN
$176,567
Knoxville, TN
$195,533
Chattanooga, TN
$174,933
Clarksville, TN
$197,467
Murfreesboro, TN
$194,433
Johnson City, TN
$215,800
Jackson, TN
$210,967
Planning a Second Story Addition in Franklin
Building permits are typically required for a second story addition in Franklin. The average permit fee in this area is $1,510, 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 Franklin, skilled contractors charge an average of $44.03/hr, and the specialized nature of this work means cutting corners on labor can lead to costly rework.
With a median household income of $98,000, many Franklin residents can budget for this project through savings. The mid-range cost of $265,767 represents 271% of the typical household's annual income.
Second Story Addition — National Guide
See the full national cost guide with DIY tips, cost factors, and ROI analysis.
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