Most Omaha homeowners considering a home addition ask the same question first: "How much will this actually cost?" It's a fair question—and one that deserves a thorough, honest answer.
If you're thinking about adding space to your home rather than moving, you're not alone. Many families in Omaha, Elkhorn, Papillion, and Bellevue choose to stay in their current homes because they love their neighborhood, schools, and community. A well-designed addition lets you create the space you need without leaving the location you love.
But home addition costs can vary dramatically based on several factors. In this guide, we'll break down what you can expect to invest in your Omaha home addition in 2025—and why working with an experienced home addition contractor makes all the difference.
Before we discuss specific numbers, it's important to understand the variables that influence your project cost:
1. Size and Scope The square footage of your addition is the most obvious cost factor. A 200-square-foot sunroom addition will cost significantly less than a 600-square-foot primary suite addition.
2. Addition Type and Complexity Not all additions are created equal. A bump-out addition that extends an existing room 3-4 feet requires less structural work than a full second-story addition. Similarly, additions requiring new HVAC systems, plumbing, or electrical service upgrades will cost more than simple space expansions.
3. Foundation Requirements Does your addition need a full foundation? Will it be built on a crawl space or slab? Foundation work is one of the most significant cost factors in any addition project. In Omaha, frost depth requirements mean foundations must extend at least 48 inches below grade, which affects excavation and concrete costs.
4. Material Quality and Selections The materials you choose dramatically impact your final cost. There's a significant difference between builder-grade finishes and premium selections. During our design-build process, we help you understand these trade-offs so you can make informed decisions that align with your budget and goals.
5. Design Complexity Custom architectural features, vaulted ceilings, specialty windows, and unique rooflines add to both design and construction costs. While these elements create visual interest and functionality, they require additional engineering and craftsmanship.
6. Site Conditions Your property's topography, drainage, and access can affect costs. Sloped lots may require additional excavation or retaining walls. Limited equipment access can increase labor time.
7. Permits and Inspections In Omaha and surrounding cities, building permits are required for additions. Permit costs vary by city and project size, typically ranging from $500 to $2,500. Our team handles all permitting and inspection coordination as part of our project management process.
8. Current Market Conditions Material costs and labor availability fluctuate. In 2025, we're seeing stabilization in lumber prices compared to the volatility of recent years, but supply chain considerations still affect certain specialty materials.
Here are realistic cost ranges for common addition types in the Omaha metro area. These are rough estimates—your actual costs will depend on the factors mentioned above.
Cost Range: $85,000 - $180,000+
Kitchen additions are among the most complex projects because they involve plumbing, electrical, HVAC, and often gas lines. If you're expanding an existing kitchen, costs include:
Many of our Omaha clients choose kitchen expansions to create open-concept living spaces that better fit modern lifestyles. A well-designed kitchen addition not only improves your daily living but typically returns 60-80% of its cost in home value.
Cost Range: $95,000 - $200,000+
Primary suite additions are popular among homeowners looking to age in place or simply wanting more comfortable, private space. These projects typically include:
First-floor primary suite additions are particularly valuable for aging-in-place modifications, eliminating the need to navigate stairs daily. We've completed numerous primary suite additions in Elkhorn, Papillion, and Bellevue that transform how homeowners live in their spaces.
Cost Range: $70,000 - $150,000+
Adding a family room, den, or additional living space gives your family room to spread out. These additions typically feature:
The cost per square foot for family room additions is generally lower than kitchen or bathroom additions because plumbing complexity is minimal or nonexistent.
Cost Range: $35,000 - $90,000+
Sunrooms offer a more affordable way to add living space, though they're typically not heated/cooled to the same extent as primary living areas. Options include:
The wide cost range reflects the difference between basic screen rooms and fully-insulated, climate-controlled sunrooms with premium windows and finishes.
Cost Range: $120,000 - $300,000+
Two-story additions maximize square footage on smaller lots and are often more cost-effective per square foot than single-story additions (you're building one foundation and one roof for twice the space). However, they're complex projects requiring:
Cost Range: $50,000 - $100,000+
Converting a two-car garage to three-car or adding a detached garage involves:
Garage additions in Bennington and surrounding areas are popular among homeowners with growing vehicle needs or those wanting protected workshop space.
Cost Range: $45,000 - $95,000+
Adding a full bathroom involves extensive plumbing and electrical work:
Half-bath additions (powder rooms) typically cost $25,000 - $50,000 since they don't require shower/tub installation.
Cost Range: $20,000 - $60,000
Bump-outs extend an existing room 3-8 feet and are one of the most cost-effective addition options. They're perfect for:
Our article on what is a bump-out addition provides more details on this versatile option.
When budgeting for your addition, don't overlook these often-forgotten expenses:
HVAC System Upgrades Your existing heating and cooling system may not have capacity for additional square footage. Budget $3,000 - $12,000+ for HVAC modifications or additional zones.
Electrical Panel Upgrades Older homes may need electrical panel upgrades to support the additional circuits required by your addition. This typically costs $1,500 - $4,000.
Architectural and Engineering Fees Professional design and engineering ensure your addition is both beautiful and structurally sound. These services typically represent 5-15% of your project cost, but they're essential for avoiding costly mistakes and design regrets.
Temporary Living Arrangements Depending on your addition's scope and location, you might need to make temporary living arrangements, especially if work affects kitchens or bathrooms.
Landscaping Restoration Construction equipment and excavation will impact your landscaping. Budget for restoration, grading, and potentially new sod, plants, or hardscaping.
Furniture and Window Treatments Your beautiful new space will need furnishing. Many homeowners get so focused on construction costs that they're surprised by how much it costs to furnish and decorate the completed addition.
One of the biggest mistakes homeowners make is rushing into construction without thorough design planning. This often leads to:
At Davis Contracting, we follow a comprehensive design-build process that eliminates these problems. Here's how it works:
Step 1: Initial Consultation We visit your home, discuss your goals and budget, take measurements, and assess structural considerations. This consultation is free and helps us understand whether we're a good fit for your project.
Step 2: Design Agreement ($2,000 - $4,500) During this phase, you'll work with our professional designers to create plans that fit your lifestyle, your home's architecture, and your budget. We'll typically provide one or two design options with 3D renderings so you can visualize the finished space.
This investment provides clarity on:
Step 3: Final Plan and Material Selections Once you approve the design direction, we create detailed construction documents and help you select every material—from windows to flooring to light fixtures. This eliminates the "allowance" ambiguity that causes budget surprises.
You'll know exactly:
Step 4: Construction With detailed plans and selections finalized, construction proceeds smoothly with minimal surprises. Our project management ensures materials arrive on time, subcontractors coordinate efficiently, and you're updated regularly on progress.
This process takes more time upfront, but it saves money and heartache by getting everything right before construction begins. You can learn more about our approach on our services page.
Most homeowners finance additions through one of these methods:
Cash Savings If you've saved for your addition, you avoid interest costs and loan fees. Many of our clients plan their additions years in advance, saving consistently to pay cash.
Home Equity Line of Credit (HELOC)HELOCs let you borrow against your home's equity with relatively low interest rates. However, in the current interest rate environment, be aware of variable rates that can increase your payments.
Cash-Out Refinance If current mortgage rates are similar to or better than your existing rate, refinancing and taking cash out can provide addition funds at fixed rates. However, with elevated rates in 2025, this option is less attractive than it was in 2020-2021.
Construction Loan Some homeowners use construction loans specifically designed for renovation projects. These typically convert to traditional mortgages after completion.
Personal Loan or Savings For smaller additions ($50,000 or less), personal loans or using investment account funds might make sense, though interest rates are typically higher than secured loans.
We recommend consulting with a financial advisor to determine the best approach for your situation. Our team can provide detailed quotes and payment schedules to help you plan.
Not all contractors are created equal. Before choosing who will build your addition, ask these critical questions:
1. "Do you follow a design-build process, or do I need to hire a separate architect?" Design-build contractors streamline the process by having design and construction expertise under one roof. This reduces miscommunication and finger-pointing between separate design and construction teams.
2. "Can you provide a detailed, line-item estimate?" Vague estimates with large "allowances" often lead to budget overruns. You deserve to know exactly what you're getting for your investment.
3. "How do you handle change orders and unexpected issues?" Even with thorough planning, construction can reveal unexpected challenges (old wiring, structural issues, etc.). Good contractors anticipate potential problems and have transparent processes for handling them.
4. "Who will be my point of contact during construction?" Will you work directly with the owner or a dedicated project manager? How frequently will you receive updates?
5. "Can you provide references from recent addition projects?" Ask to speak with clients who completed similar projects. Better yet, ask if you can see completed work in person.
6. "What does your warranty cover, and for how long?" Understand what's covered after completion and for how long. Our warranty details are discussed during the contracting phase.
7. "How do you minimize disruption to our daily life?" Additions can be intrusive. Ask about dust containment, noise management, work hours, bathroom access during construction, and security measures.
You can find more questions in our guide to hiring the ideal contractor.
Let's look at some real examples from our portfolio:
Complete Kitchen and Dining Room Remodel - Omaha This project involved opening up walls between the kitchen and dining room to create an open-concept space, relocating plumbing and electrical, installing custom cabinetry, and upgrading all finishes. The transformation completely changed how this family uses their home. See the full project here.
Parker Home Remodel This comprehensive main-level remodel included reconfiguring the floor plan, updating finishes throughout, and creating better flow for the family's lifestyle. View this project.
Main Level Remodeling Project This project showcases how thoughtful design and quality craftsmanship transform outdated spaces into areas the whole family enjoys daily. See more details.
Each of these projects began with our design consultation, proceeded through detailed planning, and was completed with the excellent craftsmanship and communication our clients expect.
For most Omaha-area homeowners, the answer is yes—if you plan to stay in your home for at least 5-7 years. Here's why:
You Avoid Moving Costs Moving is expensive and disruptive. Between realtor commissions (typically 5-6% of your home's value), closing costs, moving expenses, and the time involved in packing and unpacking, moving costs add up quickly. A $400,000 home sale costs $20,000-$24,000 in realtor fees alone.
You Keep What You Love Your neighborhood, school district, commute, neighbors, and community ties all have value that's hard to quantify. Many of our clients in La Vista and Council Bluffs choose additions specifically because they don't want to leave their communities.
You Get Exactly What You Want Unlike buying an existing home where you compromise on certain features, an addition lets you create exactly the space you need, designed for how you actually live.
You Add Home Value Most additions return 50-80% of their cost in increased home value, with kitchen and bathroom additions typically at the higher end of that range. While you may not recoup 100% of costs, the improved functionality and enjoyment make up the difference.
You Accommodate Life Changes Whether you're growing your family, creating space for aging parents, establishing a home office, or planning to age in place yourself, additions let you adapt your home to your changing needs without relocating.
Avoid these expensive mistakes:
1. Skipping the Design Phase We've seen homeowners try to save money by skipping professional design work, only to make costly changes mid-construction or live with regrets after completion. Good design is an investment, not an expense.
2. Choosing the Wrong Contractor The lowest bid isn't always the best value. Contractors who underbid often cut corners, use inferior materials, or add surprise charges later. We've been called in to fix numerous botched additions from contractors who disappeared mid-project or delivered subpar work.
3. Unrealistic Budgets Additions cost more than many homeowners initially expect. Setting an unrealistic budget leads to disappointment and compromised quality. Our design process helps you understand true costs early, so you can make informed decisions.
4. Poor Material Selections Choosing materials based solely on initial cost rather than lifecycle value and appropriateness for your home can lead to early replacement needs and cohesion problems with your existing home.
5. Ignoring Resale Value Even if you plan to stay in your home forever, consider future buyers. Highly personalized additions or poor design choices can actually decrease your home's marketability.
6. DIY Portions You Shouldn't Some homeowners try to save money by handling portions of the work themselves—often demolition, painting, or finish work. This can void warranties, create scheduling conflicts, and sometimes requires expensive corrections.
If you're considering a home addition in Omaha, Elkhorn, Papillion, Bellevue, Bennington, La Vista, or Council Bluffs, we'd love to discuss your project.
Our design-build process ensures you'll know exactly what your addition will look like, exactly what it will cost, and exactly what timeline to expect—before construction begins.
Next Steps:
Your home addition should enhance your lifestyle, fit your budget, and leave you excited every time you walk into the new space. Our design-build process makes that happen.
Davis Contracting LLC is an Omaha-based design-build contractor specializing in home additions, custom homes, and basement finishing. We serve homeowners throughout the Omaha metro area with professional design services, quality craftsmanship, and project management you can trust. Learn more about our approach.
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