Adding On To Your Home In A Way That Adds Value And Looks Natural

Home Additions In Tallahassee

Home Additions can add utility and value to your home. But they are not always the right choice. Our design and budget consult will help you figure out what’s best.

Schedule A Free Discovery Call A 15 minute call with the owner, Paul McManus, to discuss your project and get ballpark pricing before scheduling an in-person consult.
Primary bathroom with a freestanding tub, glass shower and a gold framed mirror

When is A Home Addition the Right Answer?

A home addition makes sense when you love where you live and cannot buy a new home in the same area that will meet your needs.

In Betton Hills, Waverly Hills, Myers Park and the older parts of Midtown, the lot and the location are the most valuable aspects of the home, there is nothing comparable to move to so it’s hard to over invest in those communities.

It also makes sense when the space solves a real problem you will live with for years: a primary suite, a home office that makes remote work sustainable, a guest suite so a parent can stay close.

When Not To Build a Home Addition

An addition is usually the wrong answer if you are planning to sell soon, or if you are hoping the project pays for itself. Home additions are costly and won’t increase your home value more that the cost of the project. At least in the short term.

When homeowners call us for a quote on an addition we always encourage them to explore all the options first. On occasion we’ve been able to meet their goals with a whole home remodel instead.

Myers Park kitchen with a walnut range hood, marble backsplash and a white island

Want To Learn More

Our design and budget consult is designed to help you explore options before you commit to an expensive design process. If you are interested in exploring a home addition start with a free discovery call.

Schedule a Call15 minute call with owner Paul McManus

Life Might not Have Guarantees, but we do:

  • Fixed Price Contracts and Guaranteed Start dates
  • Detailed project schedules & daily project reporting
  • A 5 year warranty with Annual ‘tune up’ visits

7 Types of Home Additions

Every home addition falls into one of 3 types. You build out, you build up or your convert an existing space you already have. There are also ADUs (Accessory Dwelling Units), but these are small stand alone buildings, not additions.

Primary bath addition with a vaulted wood beam ceiling, a freestanding tub and a long vanity

Bathroom Additions or master suite additions are very popular.

Covered outdoor living addition beside a pool with lounge chairs

Closing in a porch can be an easy and cost effective way to add living space.

Building Out

Room extensions

Adding new square footage at ground level. Primary suites or an expanded kitchen and family room space are common additions.

These are typically 400-600 square foot additions and cost between $550 and $650 a square foot. So a 500 square foot addition can cost $275 – $350,000.

That cost can increase depending on site conditions, landscaping and whether the addition requires upgrading your electrical service and HVAC.

Bump Outs

Bump outs are smaller home additions, sometimes under an existing roofline like a porch or carport. These are smaller additions, usually 100-300 square feet. The electric, plumbing and HVAC work are usually minimal so the cost is lower, around $300-$400 a square foot. So a 200 square foot porch conversion could cost $60,000- $80,000.

These costs can increase if foundation work is needed, or if the roofline needs to be modified.

Building Up

Second Story Additions

Building up makes sense when the lot restrictions won’t let you add on, whether because of setbacks, HOA rules, drainage or simply a small yard.

A primary suite over a garage is a common request. A second story addition preserves your outdoor space, which on a tight lot is often worth more than the square footage you would gain. Cost is similar to a building out but can be complicated by foundation issues (most 1 story homes do not have a foundation that will support a second story.

Converting An Existing Space

Converting an existing space is kind of in between a home remodel and home addition. These can be a very cost effective way to add a room to the home.

Garage Conversions

Probably the most common. Challenges are that the garage floor is lower than the rest of the house, the foundation may not be appropriate for finished walls and garage conversions often look obvious from the street. Not to mention you lose valuable storage and parking space.

Cost can range from $50,000 to $100,000 or more.

Porch Conversions

Turning a screen porch into livable space has some of the same challenges as the garage conversion. The floor is lower, the ceiling is height often is too. If not done well it can create an awkward space. Foundations often have to be upgrades and drainage needs to be improved as part of the project.

Cost can range from $50,000 – $75,000.

Attic Conversions

Converting an attic space is a great way to add a bonus room or extra bedroom. Adding dormers can help increase the space and add windows. Challenges can be access (a code compliant set of stairs) and making sure the subfloor will support the new use.

Cost can be as little as $50,000 for a simple conversion. $150,000 or more if a bathroom is added.

Every home has a voice. Thoughtful design just helps it speak more clearly

Like mid-century modern design? See the whole project here

Why Home Additions Cost More Than New Home Construction

The cost of additions is more in line with the cost of remodels than new home construction because in both cases you have to work around existing home conditions.

Before You Plan Anything, Check These Four Things

Your setbacks

Every lot has a required distance between any structure and the property line. In Tallahassee that ranges from roughly ten feet to twenty five feet depending on the neighborhood and the zoning. This single number often decides whether you build out or build up. Look up your property on the Leon County Property Appraiser’s site to start.

Your survey

If you do not have a current property survey, get one. An addition cannot be permitted without knowing exactly where your lines are, and a survey occasionally turns up an easement nobody remembered.

Your HOA

This runs on a completely separate track from your building permit, and approval usually takes longer than people expect. Some associations restrict what an addition can look like from the street. Start this early.

Your soil

In some parts of Tallahassee and Leon County a soil test is worth doing before design begins, because what is under the site determines the foundation and the foundation determines a real part of the budget.

Do You Need a Permit for a Home Addition in Tallahassee?

Yes, without exception, and usually several: building, electrical, plumbing, mechanical, and a structural review for anything that adds load.

Which office you file with depends on where your home sits. Homes inside Tallahassee city limits are permitted through the City of Tallahassee. Homes in unincorporated Leon County go through Leon County. A Tallahassee mailing address does not tell you which one you are in, and several neighborhoods people think of as Tallahassee are not inside city limits.

If your home is in a historic district there may be an additional review before a permit is issued. That is common in parts of Midtown and near downtown.

Additions can also trigger impact fees that a remodel does not, because you are adding square footage rather than reworking space you already have.

We handle all of it. Applications, plan submittals, inspection scheduling and meeting the inspector on site are part of our project management. Permit costs are inside the fixed price you receive before construction starts.

Copper soaking tub beside a wood door and a stone niche

Browse Our Projects Gallery For Some Inspiration

Will an Addition Add Value to Your Home?

Some, and usually less than it costs. Additions recoup a smaller share of their cost at resale than almost any other remodeling project. So an addition is rarely the right move if the goal is a return at closing.

When an addition does make sense

You love your neighborhood and cannot buy something better in the same area. Or the space solves a real problem you will live with for the next fifteen years.

When it usually does not

You are planning to sell within a few years. You are hoping the addition pays for itself. Or the finished house would be the largest and most valuable on the street, which caps what a buyer will pay no matter how well the work is done.

A poorly placed addition can hurt a house that was fine before. A primary suite opening directly off the kitchen is the classic example. It looks efficient on paper, it is a problem to live with, and it is a problem to sell. Where the addition goes matters as much as what it costs.

We’ll walk you through all these decisions during the initial consult process.

Gray vanity and white counter in a bath added to an unused Killearn bedroom
Pool house kitchenette addition with white cabinets and a glass subway tile backsplash

Can You Live in Your Home During an Addition?

Usually yes, and more comfortably than during a whole home remodel.

For most of the schedule an addition is built outside your existing walls. Foundation, framing, roof and envelope all happen out there while your house stays intact.

The disruptive stretch is the breakthrough, when we open the existing wall and tie the new space into the old, and that is a defined window rather than the whole project.

We contain the work area with dust barriers, and we run a PM 2.5 air quality meter on site every day to confirm the rest of your home is staying safe to live in. You’ll have a detailed project calendar so you know which days affect which parts of the house.

Common Questions

Do I need a permit for a home addition?

Yes, always, and usually several. Building, electrical, plumbing, mechanical and a structural review. Homes inside city limits file with the City of Tallahassee. Homes in unincorporated Leon County file with the county. We handle all applications, submittals and inspections.

How close to my property line can I build?

It depends on your zoning and your neighborhood. Setbacks in Tallahassee generally run from about ten feet to twenty five feet. Check this first, because it often determines whether you build out or build up.

Do I need HOA approval?

If you are in an association, almost certainly, and it runs separately from your building permit. Start it early, because it frequently takes longer than the permit does.

Can I stay in my home during construction?

Usually yes. Most of an addition is built outside your existing walls, and the disruptive stretch is the breakthrough when the new space ties into the old. Additions that include your only kitchen or only bathroom are a different situation.

Is it cheaper to add on or to move?

Often it is cheaper to add on, once you count agent commission, closing costs, moving expenses and the interest rate on a new mortgage. It also depends on whether you could buy the same location again, which in some neighborhoods you cannot.

Should I add on or remodel what I have?

If the problem is that your space does not work, a remodel is usually the better answer and it costs less. If the problem is that you genuinely do not have enough square footage, an addition is the answer. We will tell you which one we think you have.

What is your minimum project size?

Around $45,000.

Our goal is simple: Help you customize your home while making the remodeling process easy and enjoyable.

Looking for aging in place bath features? See the whole project here

Recent reviews from Google and Facebook

“When we decided it was time for a complete primary bathroom remodel, we researched a few contractors in detail and picked McManus Kitchen & Bath for our project - and we are so glad we did! After a mixed bag of results over years with other projects and other contractors, we couldn't be happier this time with everything from the initial design process thru the final completion. Paul takes significant pride in customer service and ensuring that we were comfortable with every step along the way. Our project manager Sam went above and beyond with a number of items that popped up, each time addressing them perfectly. Also as important is the network of trades that Paul works with. Projects like this really do depend on a strong family of contractors working together and Paul makes sure that everyone they bring in follows the same stringent processes and quality of craftmanship that he expects from himself and his employees. Thank you Paul & Sam for a great experience, and we are looking forward to using you for our kitchen remodel down the road a bit!”
★★★★★Jim TMarch 2, 2026
“Could not have asked for a more professional company to remodel our kitchen. Their communication was excellent and their workmanship the best. Would highly recommend Paul McManus and his company.”
★★★★★Lark BlumOctober 30, 2025
“We had great assistance by Stephanie in the design of the kitchen and bathroom. She spent many hours working with us to incorporate our ideas and offer guidance. Sam Burton was our project manager and made sure everything went smoothly and on schedule. He handed all the subcontractors and any issues that occurred, Several of the subcontractors, Morris, Cecil, and Elio, were absolutely outstanding in their work. Several things that we wanted were new for McManus, some we like and others were not what we thought they might be. McManus is working with us to make sure that we’re happy.”
★★★★★Ted HoehnOctober 12, 2025
“We are so completely satisfied with the work Paul McManus and his crew (McManus Kitchen and Bath) did to rebuild our tornado-damaged home and to renovate our kitchen. We always felt we were in the best of hands, the best that Tallahassee has to offer. Stephanie, our brilliant, unflappable designer, led us through hundreds of decisions, large and small, and always listened to our vision for our rebuilt house. Everyone agrees the results are incomparable. You should see our counter top. We appreciated the daily log from our project managers (Elliott and Sam) and their willingness to meet us on site as often as we wanted and needed. They made sure everything got done and was ship-shape. We also really appreciated C.S. Lewis Construction who worked with Paul’s folks hand-in-glove. Tadlock Roofing did our roof, which is a thing of beauty. Tien, the tile subcontractor (Tien Le Tile) was artful in his installation. We are so happy with his work. Cecil made beautiful cabinets. You want Cecil!!! Kenneth and his crew (A Different Stroke) went after perfection in their painting. Other subcontractors took care of the flooring (Tallahassee Floor Finishing) and electrical wiring (Truevolt Electrical Services). We appreciate them very much. If you work with McManus Kitchen and Bath, you will have the best.”
★★★★★Jeff ChantonSeptember 11, 2025
“Wonderful experience with McManus Kitchen and Bath in the update/remodel of our laundry room. We had our cabinets, countertop, and sink replaced and it looks great! The process was quick and seamless and everyone we worked with was professional and very communicative. We enjoyed working with Paul, Stephanie, and Sam. Highly recommend!”
★★★★★Shera FaheyDecember 19, 2024
“We love our new master bathroom! Our old whirlpool tub took up a lot of space and was rarely used, the shower door was getting crusty and we were having some issues with mold and chipped tiles, so needed an update. Originally we just wanted a walk-in shower, but quickly realized it would look better if the whole bathroom were remodeled. Working with McManus made remodeling relatively easy as they guided us through the entire process, including daily checks of the work being done and daily logs to keep us informed and updated. Our designer, Stephanie Jen, understood what we were looking for and came up with excellent choices from the McManus showroom, which we could see in person as well as in digital mock-ups. We were given links for choosing accessories so we could take our time at home to review all the possibilities. A detailed budget was drawn up to help us with the financial aspects of the job and determining what we wanted to spend. Everything was ordered before the job began and stored in a trailer in our driveway, making it easy for the subcontractors to have what they needed. Our project manager, Sam Burton, was on site once or twice every day to confer with the subs, inspect their work to make sure it was up to McManus' standards and keep them on schedule. Both Stephanie and Sam were very helpful, answering all of our questions and ensuring we were happy with the finished product. There were a few short delays, and minor problems such as wood rot and missing studs behind our old shower and tub which had to be corrected, but the project finished mainly on time and on budget. As the daughter of a former carpenter-contractor, I appreciated the attention to detail and the high standards of work. It was not inexpensive, but you get what you pay for, and we are very happy that our investment resulted in a high-quality, beautiful bathroom with relative ease and minimal disruption to our lives. I highly recommend McManus Kitchen & Bath.”
★★★★★Janet HughesAugust 10, 2024
“I've worked with McManus for three renovation projects, a jack and jill bathroom, powder room, and a back porch. Each job was handled with professionalism and concern for not damaging other parts of the house. The workers were all very nice, and the project managers were extremely helpful. They handled everything. We even had a pizza day for lunch. It has been a pleasure to watch such a nice young man grow his business.”
★★★★★Sharon RainerAugust 5, 2024
“We recently had our kitchen and living room remodeled and decided on McManus over a few other quotes, despite the others being a bit lower in cost. We are so glad we did! Paul and his team were professionals every step of the way. Not just a project manager, the McManus team provided hands-on guidance through a multi-step design phase, coordinated product purchasing and shipping with vendors, and had a person on-site twice a day during actual construction. We never felt out of the loop and the process was executed in a smooth, timely fashion that removed so much of the renovation anxiety. Absolutely worth it, two thumbs way up!”
★★★★★Matthew MinnickJuly 23, 2024
“Having seen several of their projects firsthand, I can attest not only to the level of craftmanship, but how insanely organized they are with their projects. Looking behind the scenes at all of the moving parts is enough to make my head explode, and the fact that they do it with such ease is super inspiring. They take customer satisfaction and relationships VERY personally, put in a TON of time and energy to publishing LOADS of information to educate the community, and have claimed a spot at the forefront of the kitchen and bath design industry. I've learned so much from Paul and his team in such a short span of time, and I'll be satisfied if I ever have a business that runs HALF as efficiently as McManus Kitchen & Bath. Bravo!”
★★★★★Justin BallMarch 20, 2024
“We chose McManus Kitchen and Bath for our recent bathroom remodel due to water damage. We had just completed a total kitchen remodel with another company less than a year ago due to a different leak so we were on a budget. After speaking with Paul we were extremely confident that the workmanship and materials used would be long lasting. We were able to get what we wanted and do not feel we sacrificed in any way to stay within our budget. All costs were clearly defined when we signed the contract. Steph was able to find us great quality products and made the design process easy. Communication with Elliot was exceptional and we knew what to expect each day the workers were in our home. He checked on the work each day to ensure the work was done properly. Our main concern was quality workmanship and having the job done properly to avoid further leaks. We are confident that we achieved this and we love the look of our new bathroom.”
★★★★★Laura HallMarch 11, 2024
“We used MKB for a remodel of a small but full bath, replacing a tub with a shower, flooring, vanity, and everything. Very happy with their work. One of the things I appreciated most was their transparency from beginning to end. It's not that there were no surprises — they are part of the deal when you are working with an older (1969) house. But the surprises were on the house side, not with what MKB did in dealing with them. Very professional, and concerned from beginning to end about our satisfaction with the final product. I would not hesitate to use them again.”
★★★★★Mark LeBarDecember 20, 2023
“McManus Kitchen and Bath built us an amazing new kitchen in our house. We recently hosted a small dinner for the first time, and everything about it was awesome. Such a wonderful space to host and hang out in -- our friends commented a number of times on how beautiful it is and how well it fits the house and us. It all functions so well and so conveniently that it's a joy to work in. Paul is a truly wonderful guy who cares about detail. We worked very closely with designers Kristy and Stephanie, and Mike (our construction project manager) and the process was efficient, friendly, and achieved exactly what we envisioned. Everyone did an amazing job making the kitchen the center and the heart of the house. A very grateful "Thank You" to you and the whole team for making it such a wonderful project!”
★★★★★Jeff KeeseckerAugust 21, 2023
“We put off our bathroom remodel for years because we just couldn't find anyone who got consistently great references. However, most of the people we talked to about their personal remodeling experience knew a friend or neighbor who had used McManus Kitchen and Bath and were delighted. So, we took the plunge and we couldn't be happier with the end result. Our bathroom was small, but the scope was large - a 72 year old house with concrete block walls that needed new everything. Paul, Kristi and Stephanie helped us innovate a small space and guided us through our old house adventure. We felt very comfortable with the subs - they were skilled and respectful of our space. Jim, Mike and Eliot helped us manage all the surprises and always had a plan to conquer the complexities of the job. We were so pleased with the communication from MKB - we never had to wonder who was coming on what day at what time to do what thing. That truly made the experience less frightening and helped us manage life and work in a construction zone. Our first venture into major remodeling was a fantastic success, and we are already plotting our next project with MKB. We highly recommend Paul and his team!”
★★★★★Ellen PottsFebruary 27, 2023
“My husband and I reached out to McManus Kitchen and Bath after an electrical malfunction in a wall oven caused fire damage to our 30-year-old kitchen and smoke damage throughout our entire house. Our extremely outdated kitchen and equally outdated adjacent back entry area, powder room and laundry room all required a gut reno and redesign/remodel, and we were fortunate that McManus was able to take on that key portion of our yearlong whole-house restoration project. We found owner Paul to be responsive, professional, knowledgable, and confidence-inspiring. We appreciated the efficiency of working with a contractor who could provide not only remodeling services but also design services and an on-site kitchen/bath showroom for inspiration. We loved working with showroom manager/designer “Kristi,” who cheerfully and expertly advised and guided us through the process of choosing cabinetry, countertops, backsplash tile, plumbing fixtures, lighting, hardware, flooring, and more. We were grateful to seasoned project manager “Mike,” who among many things oversaw all their carefully chosen subcontractors, helped to explain and troubleshoot the handful of unexpected issues that arose during the months-long process, and went above and beyond to keep schedules and communication on track during a remodel that had to contend at times with unique pandemic-era bumps in the road. The aftermath of our house fire was a stressful time for my husband and me, but having good remodeling partners at our side, like those we found at McManus Kitchen and Bath, made all the difference. We are absolutely delighted and 100 percent satisfied with our bright, beautiful and functional new kitchen, drop zone, powder room and laundry room; if we had the chance to go back and do it all again, I believe we would make exactly the same choices thanks to the excellent advice we received from the McManus staff. We’d choose McManus again in a heartbeat for any future kitchen/bath remodeling projects we might undertake; and we would enthusiastically recommend them to our family, friends and anyone else seeking design/build/remodel/showroom resources in one highly professional and pleasant place.”
★★★★★Libby FairhurstJanuary 24, 2023
“Having worked in the construction industry for over forty years, I was very hesitant to start a remodeling project as most of them end with horror stories. I researched for months, and ultimately decided to proceed with McManus Kitchen and Bath. I couldn't have been happier with the results and my decision. From the very first meeting, through the design process, to the completed bathroom, they were professional, informative, and transparent. There were no 'hidden' costs and add ons, you knew exactly what it was going to cost. They started the project exactly when they said they would, and finished same within less than a week than they predicted. The project manager was on site every single day making sure everything was being done to our satisfaction. He caught a couple of issues that might have made us less than happy with the end result, and corrected them before they became an issue. (What a refreshing surprise, knowing how remodels usually go). Every single sub contractor they used, treated our home with respect, and they were ALL incredible. All small business men, all artists in their own right. I would not hesitate to use any of them again. One of the most impressive things was the fact that from the demo to the finished project, there was progress being made every single day~THAT is worth its weight in gold as far as I'm concerned. Thank you; Paul, Kristi, Parker, Jim and all your subs for making this process an incredible experience. Would not hesitate to recommend you to anyone! 😊”
★★★★★RJ WillisOctober 9, 2022
“We chose McManus Kitchen and Bath after our neighbors used them and were very satisfied. Our job involved complete redesign of our 30-year-old kitchen and master bath, conversion to gas cooking, and reflooring the central part of our home. The work was very well organized. We had a schedule of tasks to be accomplished for the day/week/month which we could track in an app on our phones or computer. The subs were friendly, thorough, and did excellent work. All of the McManus staff including our designer and project manager were also excellent. I would not hesitate to recommend McManus Kitchen and Bath to anyone considering upgrading their kitchen and/or bath.”
★★★★★Paul BryantSeptember 25, 2022
“McManus Kitchen and Bath remodeled our kitchen and adjoining living areas. It was a large job that took several weeks. All aspects of their work was outstanding. Everyday we were given detailed descriptions of the work that would be done that day, and the times of the day that the workers would be at our house. Several subcontracting companies were needed to complete the job. All were friendly and did excellent work. We were especially impressed with Paul McManus and his staff. They made the whole experience as pain free as possible. I give them my highest recommendation. John & Cynthia”
★★★★★John TaylorApril 22, 2022

Working With McManus Kitchen and Bath

In House Interior Design Team

Expert design & material selections. We order everything and store it for you.

Local Kitchen & Bath Showroom

Enjoy vendor discounts on a wide variety of materials from boutique vendors and well known brands.

Dedicated Project Management

On site every day for quality control, keep things organized & running on schedule.

Tile, stone and cabinet samples in the McManus Kitchen and Bath showroom
3D design drawing of a kitchenette with white cabinets and a wood shelf

Working With McManus Kitchen and Bath On Your Home Addition

Since we do not have an architect on staff, we work with Fineline Design here in Tallahassee for structural drawings and permit sets.

They use the same design software we do, so drawings hand off cleanly and nothing gets redrawn between offices. We start with the interior design and once we know how we want the new space to layout we ask Fineline to design the shell.

Where We Work

We build additions throughout Tallahassee and Leon County, including Killearn Estates and Killearn Lakes, Golden Eagle, Rose Hill, Summerbrooke, Bobbin Brook, Ox Bottom, Midtown, Myers Park, Indianhead Acres, Betton Hills, Waverly Hills and Southwood. We also serve Crawfordville, Havana and Monticello.

How to Get Your Estimate

You can use our remodeling cost calculator to get approximate costs. Or schedule a estimate to create a more exact budget with ‘good-better-best’ options.

Our Estimate process has 3 steps:

What’s Included?

It includes a home visit followed by a personalized design consult in our showroom with 3D layout drawings and a ‘Good-Better-Best‘ estimate.

1

Phone Consult

2

Home Visit

3

Showroom Visit

Remodel Without Regret

Set Up Your Discovery Call.

Our remodeling estimates aren't guesses or "good starting points." They're based on real material numbers and historic costs, and include a design consult in our showroom.

This is the right way to start: with a realistic budget and a clear remodeling plan.

If you're struggling with an outdated kitchen or bathroom, schedule a call with the owner, Paul McManus, to discuss options and see if we can help.

Tell Paul about your project

We'll reply within one business day to set up your call.

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