Cost to Second Story Addition in Memphis, TN

$82,000–$246,000 in Memphis

18% below the national average · 0.82x cost multiplier

Expect to pay $82,000–$246,000 for a second story addition in Memphis, about 18% below the national benchmark. The Southeast region's contractor market and material costs account for most of this difference. The detailed breakdown below shows how budget, mid-range, and premium projects compare at Memphis prices.

Cost Breakdown in Memphis

Line Item	Low	Mid	High
Cost per sq ft	$123	$205	$328
Materials	$32,800	$61,500	$114,800
Labor	$41,000	$69,700	$114,800
Permits	$4,100	$6,560	$9,840
Design	$5,740	$9,840	$20,500
Total	$83,640-18% vs. national avg	$147,600-18% vs. national avg	$259,940-18% vs. national avg

Budget

Full second story over a 1,000 sq ft footprint with standard materials, vinyl siding, builder-grade windows, and basic finishes. Minimal interior customization.

Mid-Range

1,200 sq ft second story with mid-grade finishes, fiber cement siding, energy-efficient windows, 3 bedrooms, 2 bathrooms, and dedicated HVAC system.

Premium

1,500+ sq ft second floor with custom architectural design, premium finishes, vaulted ceilings, master suite with luxury bath, and full structural engineering.

Material Options

Material prices below are national averages; availability in Memphis may shift costs slightly.

Material	Cost/Unit	Pros	Cons	Best For
Wood Frame with Vinyl Siding	$150-$200 per sq ft	Most affordable construction method, fast framing, widely available contractors	Lower-end appearance, vinyl can look mismatched on older homes, less durability	Budget-conscious projects on homes that already have vinyl sidingMost affordable construction method, fast framing, widely available contractors
Wood Frame with Fiber Cement Siding	$200-$280 per sq ft	Durable, paintable, low maintenance, matches most existing home styles, fire-resistant	Higher material and labor cost than vinyl, requires painting every 10-15 years	Mid-range additions where exterior quality and longevity matterDurable, paintable, low maintenance, matches most existing home styles, fire-resistant
Wood Frame with Brick Veneer	$250-$350 per sq ft	Excellent curb appeal, matches brick first floors seamlessly, very durable	Heavy - may require foundation reinforcement, slow to install, expensive skilled labor	Brick ranch homes where matching the exterior is critical for resaleExcellent curb appeal, matches brick first floors seamlessly, very durable
Structural Insulated Panels (SIPs)	$220-$320 per sq ft	Superior insulation, faster framing, energy-efficient, airtight construction	Fewer experienced contractors, difficult to modify after construction, higher material cost	Energy-conscious homeowners in climate extremes who want long-term utility savingsSuperior insulation, faster framing, energy-efficient, airtight construction
Modular / Prefab Second Story	$130-$220 per sq ft	Factory-built sections reduce on-site time, weather exposure, and labor costs	Limited design flexibility, requires crane for installation, not available everywhere	Straightforward rectangular footprints where speed and cost control are prioritiesFactory-built sections reduce on-site time, weather exposure, and labor costs

Other Projects in Memphis

Full Kitchen Remodel

Full Bathroom Remodel

Roof Replacement (Asphalt Shingles)

Back to national average for Second Story Addition

Memphis Estimate

Typical Range

$82,000–$246,000

vs. National Average

18% below national

Cost Multiplier

0.82x

Cost Per sq ft

$123–$328

Estimates apply Memphis's 0.82x regional cost multiplier to national averages. Actual bids vary by contractor, project scope, and timing.

See national average costs →