The short answer
A pre-approved ADU in Woodstock runs $188,000 to $286,000 turnkey — about $258–$304 per square foot — depending on which of the five City-approved plans you build and the finishes you choose. You get one fixed price per plan after a site visit; city permit and impact fees are itemized on top and explained before you commit.
Price by plan
Every plan below has already passed the City of Woodstock's structural, architectural, and zoning review. The starting price is a fixed, turnkey estimate for the standard ("Essential") finish level; it's confirmed in writing after we walk your lot.
| Plan | Size | Layout | Starting price | ≈ $/sq ft |
|---|---|---|---|---|
| The Carriage | 631 sq ft | 1 bd / 1 ba · loft over 2-car garage | $188,000 | $298 |
| The Cottage | 660 sq ft | 1 bd / 1 ba · single-level, no garage | $192,000 | $291 |
| The Bungalow | 684 sq ft | 1 bd / 1 ba · single-level + 2-car garage | $208,000 | $304 |
| The Homestead | 1,032 sq ft | 1 bd / 1 ba · single-level + 2-car garage | $266,000 | $258 |
| The Overlook | 1,064 sq ft | 1 bd / 1 ba · loft over garage + deck | $286,000 | $269 |
Notice that the larger plans cost less per square foot — fixed costs like the kitchen, bath, and utility hookups are spread over more space. If your lot and primary home qualify for a bigger plan, you often get more living area per dollar. Check which plans your lot supports →
What's included in the price
Our fixed plan price is genuinely turnkey — it's not a "base shell" that balloons later. It covers:
- The pre-approved architectural plan set and the site-specific House Location Plan (HLP) the City requires
- Permit submission and coordination with Woodstock Planning & Building on your behalf
- Foundation, framing, roofing, siding, windows, and exterior
- Full mechanical, electrical, and plumbing rough-in and finish
- Kitchen, bathroom, flooring, and interior finishes at your chosen tier
- Final inspections through to your Certificate of Occupancy
What's billed separately
So there are no surprises, these are itemized on top of the plan price and confirmed up front:
- City of Woodstock fees — building permit, plan review, and any development/impact or utility-connection (tap) fees. These are set by the City, not by us, and vary by lot and utility provider.
- Unusual site work — significant grading, long utility runs, rock removal, or retaining walls if your lot needs them. A standard site & grading allowance is available as an add-on (see below).
- Optional upgrades — finish-level and add-on choices you make.
Why we won't quote city fees as a flat number
Impact and connection fees in Woodstock depend on your specific parcel, utility provider, and the City's current fee schedule, which changes. Any builder quoting an exact, all-in city fee sight-unseen is guessing. We pull your actual numbers during the eligibility check and put them in writing.
Finish levels & upgrades
Each plan is priced at the Essential finish level. You can step up the whole build, or add specific features:
| Option | Effect on price | What you get |
|---|---|---|
| Essential finish | Included | Clean, durable, move-in-ready standard finishes |
| Signature finish | +12% | Upgraded cabinetry, fixtures, and surfaces throughout |
| Premium finish | +25% | Top-tier materials, appliances, and detailing |
| Covered front porch | +$12,000 | Adds curb appeal and outdoor living |
| Premium kitchen package | +$18,000 | Higher-end cabinets, counters, and appliances |
| Upgraded HVAC / mini-splits | +$6,000 | Zoned, efficient heating and cooling |
| Site & grading allowance | +$15,000 | Budget for tougher lots and site prep |
You can model these live and see your own number in the instant pricing tool, then reserve your build with a refundable $1,000 deposit.
Why pre-approved costs less than custom
A custom ADU in metro Atlanta often carries $15,000–$40,000+ in architectural design and engineering before a shovel hits dirt, plus a longer, less predictable permit review. Because Woodstock's five plans are already reviewed and on file with the City:
- Design fees shrink — you're customizing a proven plan, not drawing one from scratch.
- Permitting is faster — less back-and-forth means less time carrying a loan and less risk of costly revisions. See the rules & zoning page for how the program works.
- Pricing is predictable — a fixed plan price instead of an open-ended cost-plus build.
How homeowners pay for it
We're builders, not lenders, but the common routes our clients use are:
- HELOC or home equity loan — taps the equity you already hold, often the simplest path.
- Cash-out refinance — folds the build into a new first mortgage.
- Construction or renovation loan — purpose-built for ground-up projects, then converted to a standard mortgage.
- Rental offset — where allowed, ADU rent can help cover the monthly payment. (Owner-occupancy rules apply — see the rules page.)