How Much Does a Carriage House ADU Cost in Virginia? Pricing, Features, Rental Income & ROI (2026 Guide)

ADU GUIDE · VIRGINIA

The first question most homeowners ask is simple: “How much does a Carriage House ADU cost?”

The answer is typically $190,000 to $200,000 for the structure itself. But that answer tells only part of the story.

A better question might be: What exactly do you get for that investment?

In the case of the Carriage House ADU, you aren’t simply building a small apartment. You’re adding approximately 1,200 square feet under roof, including a 600-square-foot garage, a private apartment, potential rental income, multi-generational housing opportunities, and one of the most versatile structures you can add to a residential property.

For many homeowners, the Carriage House becomes far more than an ADU. It becomes a long-term family asset capable of adapting to changing needs for decades.

Whether you’re exploring housing for aging parents, looking for a way to help an adult child, interested in generating rental income, or simply want more storage and garage space, this guide will walk you through everything you need to know.

I’ve spent years helping homeowners build custom homes throughout Hampton Roads. What excites me about ADUs is that they solve real problems. They help families stay together, create housing opportunities, and, in many cases, generate income from property people already own. That’s why I believe ADUs are going to become one of the fastest-growing segments of residential construction in Virginia.

Jonathan Beasley, Owner, 757 Building Company

What Is a Carriage House ADU?

The Carriage House is one of four flagship ADU models offered by 757 Building Company. The standard design includes:

• Approximately 600 square feet of garage space
• Approximately 600 square feet of finished living space
• Full kitchen
• Living room
• One bedroom
• One bathroom
• Covered second-story porch
• Approximately 1,200 square feet under roof

While the standard floorplan is designed as a spacious one-bedroom apartment over a garage, it can also be modified to accommodate a two-bedroom layout if desired.

Architecturally, the Carriage House draws inspiration from traditional carriage houses while incorporating modern farmhouse design elements. Decorative trusses, board-and-batten siding, carriage-style garage doors, black windows, and optional metal roofing create a structure that looks more like a custom estate building than a typical accessory dwelling unit.

This isn’t a temporary structure or backyard shed. It’s a permanent, high-quality garage apartment designed to complement your property and increase its functionality.

Why Virginia Is Embracing ADUs

If you’ve been hearing more about ADUs recently, there’s a reason. Virginia and local governments throughout the Commonwealth are actively looking for ways to address housing affordability challenges.

• Home prices have increased dramatically over the past decade.
• Construction costs have risen.
• Young adults are remaining at home longer.
• Families are increasingly caring for aging parents.
• Workforce housing shortages continue to affect many communities.

As a result, Virginia has taken meaningful steps toward making ADUs more accessible. Recent legislation encourages localities to become more ADU-friendly, reduces unnecessary barriers to development, and supports flexible housing solutions that help homeowners make better use of property they already own.

For homeowners, this creates a tremendous opportunity. Historically, if Mom needed housing, you often had only a few choices:

• Buy another house
• Build a major addition onto your existing home
• Move family members into spare bedrooms

None of those options are ideal. ADUs offer a better solution. Family members can remain close enough to help and support one another while still maintaining privacy, dignity, and independence. In many ways, ADUs provide the best of both worlds.

Why the Carriage House Is Different

Most ADUs solve one problem. The Carriage House solves three.

Housing

The upstairs apartment creates a fully independent living space for family members, guests, caregivers, renters, or traveling professionals.

Storage

The garage below provides approximately 600 square feet of additional utility space. Homeowners use this area for:

• Vehicle storage
• Boats
• Golf carts
• Workshops
• Business inventory
• Lawn equipment
• Holiday decorations
• Recreational equipment

Income Potential

The apartment can also serve as an income-producing asset that helps offset housing costs while increasing the overall utility of the property.

Few structures provide this level of versatility. If someone asks why they should choose the Carriage House over one of our smaller ADU models, the answer is simple: smaller ADUs solve a housing problem. The Carriage House solves a housing problem, a storage problem, and potentially a cash-flow problem all at the same time.

The Economics of Building Up Instead of Out

One of the most overlooked advantages of the Carriage House is its construction efficiency. Imagine trying to build a detached garage and a separate guest house. Those are two buildings, which means:

• Two foundations
• Two roof systems
• Two wall systems
• Additional site work
• Additional permitting complexity

The Carriage House combines both functions within a single building envelope. By stacking the apartment above the garage, homeowners gain the functionality of two structures while paying for only one foundation system, one roof system, and one set of exterior walls. This creates tremendous economic efficiency.

There is another major benefit as well. Many municipalities limit impervious coverage and buildable footprint. Simply put, there is often a limit to how much ground-level construction can occur on a property. Building vertically instead of horizontally allows homeowners to maximize usable square footage while preserving valuable buildable area. In many cases, approvals become simpler because you’re building upward rather than outward.

Who Is the Carriage House Designed For?

Most Carriage House buyers fall into one of two groups. Approximately 60% are pursuing multi-generational living solutions. These homeowners are looking for housing for:

• Aging parents
• Adult children
• Returning college students
• Extended family members

The remaining 40% are primarily interested in house hacking and rental income opportunities. The beauty of the Carriage House is that it can accomplish both goals. Today it may house Mom. Five years from now it may become a rental. Ten years from now it may become housing for an adult child. Few investments offer this kind of flexibility.

Can a Carriage House ADU Pay for Itself?

This is one of the most common questions we receive. While every homeowner’s situation is different, many are surprised by the income potential a Carriage House ADU can create.

Let’s look at a realistic example. A homeowner builds a Carriage House ADU in Smithfield, Virginia, for approximately $190,000. The project is financed through the exclusive ADU lending program 757 Building Company has established with Arbor Home Loans. At 6.75% interest on a 30-year loan, the principal and interest payment is approximately $1,232 per month.

After construction is complete, the homeowner furnishes the apartment and lists it on Furnished Finder. A traveling nurse signs an initial three-month lease. The unit includes:

• Furnishings
• Utilities
• High-speed internet
• Private parking
• Private entrance

The nurse’s assignment is extended twice, resulting in nearly nine months of continuous occupancy.

Real-World Cash Flow Example

Item	Amount
Carriage House Cost	$190,000
Interest Rate	6.75%
Monthly Mortgage Payment	$1,232
Furnished Finder Rent	$2,300
Utilities & Internet	$125
Positive Monthly Cash Flow	$943
Positive Annual Cash Flow	$11,316

And that’s before considering:

• Principal paydown
• Potential property appreciation
• Tax advantages (consult your tax professional)
• Long-term flexibility for family use

Many homeowners begin to realize they aren’t simply building an ADU. They’re creating an income-producing asset on property they already own.

Why Hampton Roads Is an Exceptional ADU Market

The Hampton Roads region is uniquely positioned for ADU success. Our area includes:

• Major military installations
• Regional healthcare systems
• Government contractors
• Shipbuilding facilities
• Engineering firms
• Universities
• Traveling medical professionals

Many of these workers require housing for periods ranging from three to nine months. Platforms such as Furnished Finder have become increasingly popular because they connect homeowners with professionals seeking mid-term housing solutions. These tenants are often ideal because they work long hours and primarily use the apartment for sleeping, cooking, and relaxing between shifts.

For homeowners interested in rental income, Hampton Roads offers opportunities that many markets simply do not.

Premium Standard Features

The Carriage House is built to the same quality standards we apply throughout our projects. Standard features include:

• Custom cabinetry
• Level 1 granite countertops
• Luxury vinyl plank flooring
• Tile shower surrounds
• Stainless steel appliance package
• Ice maker and water line connections
• Energy-efficient windows
• Energy-efficient insulation systems
• Durable 30-year roofing materials
• Long-lasting siding systems

Our goal is to build a structure that delivers long-term value, durability, and comfort.

More Than a Garage

Many homeowners choose to upgrade the garage space with retractable garage door screen systems. These systems transform the garage into a covered outdoor living area during Virginia’s beautiful spring, summer, and fall seasons.

The space can become:

• A workshop
• An entertaining area
• A football-watching space
• A hobby room
• A bug-free outdoor retreat
• A gathering space for friends and family

Instead of serving as dead storage space, the garage becomes an extension of your lifestyle.

Who Should Not Build a Carriage House?

The Carriage House isn’t the right fit for everyone. If your goal is simply obtaining the lowest-cost ADU possible, one of our smaller models may be a better fit. Likewise, if you have no need for garage space or additional storage, another floorplan may accomplish your goals more efficiently.

However, if you’re looking for the most versatile ADU in our lineup—one that combines storage, living space, rental potential, and long-term flexibility—the Carriage House is difficult to beat.

Frequently Asked Questions

How much does a Carriage House ADU cost in Virginia?

Most projects currently range from approximately $190,000 to $200,000 for the structure itself.

What is a garage apartment?

A garage apartment is a living space built above or attached to a garage. The Carriage House ADU takes this concept a step further by combining a full-size garage with a beautifully finished apartment above.

Does that include permitting?

We assist homeowners throughout the permitting process at no charge. Homeowners pay permit fees and third-party consultants directly, eliminating unnecessary markups.

How long does it take to build?

Most Carriage House projects are completed within approximately 120 to 140 days after permits are approved and construction begins.

Can the floorplan be customized?

Absolutely. The standard layout is a one-bedroom design, but two-bedroom configurations and other modifications are available.

Can I rent my ADU?

In many jurisdictions, yes. Rental regulations vary by locality, and our team can help discuss options based on your property and goals.

Where do you build?

757 Building Company serves Smithfield, Suffolk, Chesapeake, Virginia Beach, Norfolk, Portsmouth, Hampton, Newport News, York County, Gloucester, Williamsburg, Franklin, Isle of Wight County, Southampton County, and many surrounding communities within approximately two hours of our headquarters.