Second-story additions in Melrose, Arlington and nearby towns
Our second-story additions built from 2020 to 2025 cost about $215,000–$394,000 (the middle half of 8 jobs, change orders included) and took about 18 weeks of construction, after design, engineering and permits. A second story adds bedrooms and baths without giving up the yard.
What additions cost
Most second stories add bedrooms and at least one bathroom. These are the closest ranges in our cost guide, from the same table.
Bars on one scale, $0–$550k. Includes labor, materials, permits, project management and change orders.
A $275,000 addition with a bathroom, by trade
Across 18 projects like this we built from 2020 to 2025. Most of an addition is the shell: foundation, framing, roof, siding and windows. That is why carpentry leads.
A sample second-story schedule, about 18 weeks on site
Before we start: 4–6 weeks of design, stamped structural plans and the building permit, and every finish picked at least 45 days ahead. The sample below is about 18 weeks.
Black = outside and rough work, gold = finishes. ◆ = a payment. Daily logs and a Friday summary in Buildertrend the whole way. Based on our standard addition schedule; your schedule is set before you sign.
Three second-story projects, start to finish
Arlington Second-Story Addition
Lexington Second-Story Addition and Garage
Melrose Two-Story Addition with Primary Suite“The project was completed on budget and quicker than the initial time projection.”
“A year later, we love the new addition and feel grateful to have chosen Pegasus for our project.”
How much does a second-story addition cost in Greater Boston?
Our second stories built from 2020 to 2025 ran about $215,000–$394,000 (the middle half of 8 jobs, change orders included). Size, bathrooms and how much of the first floor changes move the price most.
How long does a second-story addition take?
About 18 weeks of construction on a typical job, after design, engineering and permits.
Can my house hold a second story?
A licensed structural engineer checks the existing framing and foundation and stamps the plans before we apply for the permit. Some houses need new beams, posts or footings, and that is priced in your estimate.
Will zoning allow it?
Height and setback limits differ by town. We look up your lot and zoning before design starts.
Will the price change during construction?
You sign a fixed price with allowances for the finishes you pick. It changes only if you change the job or choose finishes above an allowance.