Second Story Addition in Memphis, TN — Costs $70,627 to $441,417
What does second story addition cost in Memphis? Average $176,567, ranging $70,627–$441,417. Labor runs $26.27/hr locally — 12% below the national average. Free breakdown with material + labor split.
Memphis, TN Market
-12% vs nationalLabor Rate
$26.27/hr
Material Index
89
Avg Permit Cost
$711
Median Home Price
$218,465
As one of the largest metros in Tennessee, Memphis has a competitive contractor market with hundreds of licensed professionals. This typically gives homeowners more leverage on pricing, though high demand for renovations can offset that advantage. Memphis offers slightly below-average renovation costs, giving homeowners a small cost advantage compared to most US markets. At a median home price of $218,465, homeowners in Memphis should weigh the project cost (80.8% of home value) carefully against expected returns to avoid over-improving for the local market.
Low Estimate
$70,627
National: $80,000
Mid-Range
$176,567
National: $200,000
High End
$441,417
National: $500,000
Per Sq Ft
$265
National: $300
Second Story Addition Cost Calculator for Memphis
Adjusted for Memphis's labor rate ($26.27/hr) and material costs (index 89).
Mid-grade materials, good quality fixtures, standard options.
Estimated Total in Memphis
$176,567
Based on 200 sq ft at mid quality, adjusted for Memphis market rates.
Local Cost Breakdown
At Memphis's average rate of $26.27/hr (12% below national avg)
Material cost index 89 (11% below national baseline of 100)
Second Story Addition vs. Home Value in Memphis
| Metric | Memphis | National Avg |
|---|---|---|
| Second Story Addition (Mid-Range) | $176,567 | $200,000 |
| Median Home Price | $218,465 | $350,000 |
| Project as % of Home Value | 80.8% | 57.1% |
| Estimated ROI | 60% | 60% |
| Median Household Income | $44,889 | $75,000 |
What Affects the Price in Memphis
- 1Local labor rates ($26.27/hr in Memphis)
- 2Material cost index (89 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 Memphis, TN
Accessory Dwelling Unit (ADU) Construction
$132,425
Room Addition
$79,455
Swimming Pool Installation
$57,477
Garage Addition
$48,556
Home Addition
$70,684
Inground Swimming Pool
$57,524
Attic Conversion
$48,516
Swimming Pool Construction
$44,106
Second Story Addition in Other Tennessee Cities
Planning a Second Story Addition in Memphis
Building permits are typically required for a second story addition in Memphis. The average permit fee in this area is $711, 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 Memphis, skilled contractors charge an average of $26.27/hr, and the specialized nature of this work means cutting corners on labor can lead to costly rework.
In Memphis, where the median household income is $44,889, a $176,567 project requires careful budgeting. Look into home improvement loans, HELOC options, or local grants that may be available in Tennessee.
Second Story Addition — National Guide
See the full national cost guide with DIY tips, cost factors, and ROI analysis.
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