Most builders answer "$115,000 to $300,000+ — it depends." Tooly is $85,000. Fixed. Furnished. Finished. Here's what's actually in that number, and what most other ADU quotes leave out.
Most ADU cost guides quote a wide range — $115,000 to $300,000+ — and the range is real. A typical Florida stick-built ADU runs through three cost stacks: hard construction, soft costs (permits, design, engineering), and site work. The cheap end is a garage conversion. The expensive end is a custom-architect, two-story detached cottage.
| Item | Typical FL Range | Tooly |
|---|---|---|
| Construction (shell + interior) | $60,000 – $220,000 | Included |
| Architecture & engineering | $8,000 – $25,000 | Included |
| Furniture & fixtures | $8,000 – $20,000 | Included |
| Appliances | $3,000 – $10,000 | Included |
| Permits (city/county) | $1,500 – $6,000 | Homeowner pays |
| Site prep & foundation | $8,000 – $25,000 | Homeowner pays |
| Utility connections | $3,000 – $15,000 | Homeowner pays |
| All-in total | $92,000 – $321,000 | $97,000 – $131,000 |
Realistically, an installed Tooly on a normal Florida lot lands between $97,000 and $131,000 all-in — still less than half the cost of a comparable stick-built ADU.
Florida is actively pushing housing supply, and many of the state's local incentive programs reduce or waive impact fees — which typically include water and sewer connection fees — when an ADU is rented to an affordable or workforce-housing tenant. The mechanics vary by jurisdiction, but the cost stack on your build can drop by several thousand dollars.
Yes. The Tooly unit price is fixed. The only variables are what's specific to your lot — permits, site work, utility connections — which are paid to your city and your local contractors, not to Tooly.
A garage conversion can come in under $50,000 if the garage is already insulated and on a slab. But you're trading a garage for a small unit, and the resale and rental economics rarely beat a detached, purpose-built ADU like Tooly.
They are. Florida permit fees are calculated as a percentage of valuation plus flat impact fees, so a $85,000 ADU in Miami-Dade can run a different permit total than the same build in Hillsborough or Orange County. See Miami, Tampa, Orlando, and Jacksonville for city-specific numbers.
A comparable 250–400 sq ft Florida stick-built ADU from a local general contractor typically runs $180,000–$320,000 all-in, depending on finish level and metro. Tooly's $85,000 fixed price is the structural advantage — and the reason this page exists.
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