1 car side garage vs 2 car backyard garage on long narrow lot

Rehabbing & House Flipping
5yFollow

1 car side garage vs 2 car backyard garage on long narrow lot

Barry Smith
Investor · Manhattan Beach CA; Columbus, OH · Member since 2014 · 37 posts · 13 votes

I am remodeling a property I recently bought and am interested to know what everyone thinks about the property value impact of building a one-car detached garage on the side of a small 2/1 house vs. a two-car garage in the backyard. 

A one-car side of house garage would fill in unused space on the side of the house and leave a much bigger backyard.

A two-car backyard garage would obviously hold two cars and/or more storage but would cut up a lot of backyard space and make the space on the side of the house useable only as a longer driveway.

Any thoughts on which might be better/worse for property value would be greatly appreciated!

0Reply
25 views

Most Popular Reply

Evan Polaski
Cincinnati, OH · Member since 2020 · 4k+ posts · 3k+ votes
5y

@Barry Smith, what do the other properties in the market have?  What is the general demographics of the market?

I live in Cincinnati, and we intentionally built a single car garage when renovating our house.  It is not attached, but we did not want to take up the whole backyard with a garage.  Granted our house is larger and more catered to families, so wanted to have adequate yard for kids to play.  

The more I think through it, I think older neighborhoods a single car is expected, if any at all.  Additionally, with the pandemic, people are wanting more outdoor space, so having a yard that people can spend time in is more valuable.

2Reply
See this reply in the discussion

6 Replies

Jump to latestLatest
  • Evan Polaski
    Cincinnati, OH · Member since 2020 · 4k+ posts · 3k+ votes
    5y

    @Barry Smith, what do the other properties in the market have?  What is the general demographics of the market?

    I live in Cincinnati, and we intentionally built a single car garage when renovating our house.  It is not attached, but we did not want to take up the whole backyard with a garage.  Granted our house is larger and more catered to families, so wanted to have adequate yard for kids to play.  

    The more I think through it, I think older neighborhoods a single car is expected, if any at all.  Additionally, with the pandemic, people are wanting more outdoor space, so having a yard that people can spend time in is more valuable.

    2Reply
  • Barry Smith
    OP
    Investor · Manhattan Beach CA; Columbus, OH · Member since 2014 · 37 posts · 13 votes
    5y

    Thanks for the feedback Evan... much appreciated!  This home is located in a community on a Lake.  So, more storage for boats, kayaks, bikes might be more useful, but maybe that just means there should be more storage space created in a one-car garage, and not necessarily a two-car garage.  Backyard is not huge so having larger backyard may be more valuable.  I guess I might decide to go with a two-car detached garage in the backyard IF a roof-top deck has a great view of the lake.  If there is no view opportunity on that roof because of trees and other houses, I will probably lean towards a one-car garage with extra space for storage, and keep the backyard space free.  Still puzzled! 

    0Reply
  • Shlomo Koheler
    Rental Property Investor · centervill in · Member since 2019 · 86 posts · 49 votes
    5y

    @Barry Smith

    ‏I say the right answer is the buyers.

    answer.

    who is your buyer how many people are going to be living in this house how many kids if at all.

    Talk to agents inquire who would be your buyer.

    another idea is to advertise while you're still in construction,

    then talk with your prospects and tell them,

    'you can get to choose what kind of garage I will build for you'

    by doing so you will get a very exact answer,

    plus you might sell the house before the end of the renovation.

    1Reply
  • Barry Smith
    OP
    Investor · Manhattan Beach CA; Columbus, OH · Member since 2014 · 37 posts · 13 votes
    5y

    Hi Shlomo,  Thank you for the feedback.  Great ideas... much appreciated!

    0Reply
  • Gretchen Guarino
    Real Estate Agent · Buffalo, NY · Member since 2021 · 35 posts · 13 votes
    5y

    Hi Barry, during the Covid Pandemic, I think everyone has come to appreciate outdoor space so much more! I would build the one car garage and focus on making the backyard better. Decks, patios and built-in firepits are features that buyers love right now. Last year I sold a renovated 2 BR/1.5 bath ranch home. 2 bedrooms are harder to sell, but this house had a beautifully landscaped, fenced backyard with a patio and firepit. Sold $10k over list price in less than a week!

    1Reply
  • Barry Smith
    OP
    Investor · Manhattan Beach CA; Columbus, OH · Member since 2014 · 37 posts · 13 votes
    5y

    Thanks for the terrific feedback Gretchen!  That's why I was thinking of a two-car garage in the backyard that has a roof-top deck (similar to the photo example) that would be a cool place to hang out if it had a great lake view that the ground just doesn't have.  But, if not view, I think you are correct that I should go with the one-car garage and add the landscaped patio and firepit to a bigger backyard.  Gotta have a firepit!!!

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free