ADU Pricing · 2026
How Much Does a 1-Bedroom ADU Cost in California? (2026)
A 1-bedroom ADU in California costs $239,000 to $309,000 through Framework First in 2026, and that figure already includes a permitting budget along with plans, foundation, the factory build, delivery, utility hookups, appliances, and final inspection. It is not a stripped-down base price. Exact permit costs are set by your city and confirmed in your feasibility study.
The short version: Our three one-bedroom models run from $239,000 (The 405) to $309,000 (the Six Sixty), with the Five Five Five at $279,000 in the middle. Every price includes a permitting budget along with your foundation, build, and appliances, with exact permit costs confirmed for your property in the feasibility study. If you only need space for one person, our Four Fifty studio at $199,000 is the most affordable home we build.
What “all-inclusive” actually means
Most ADU prices you see online are misleading. A builder quotes you a low “base price,” then the real costs stack up after you sign: site work, the foundation, permit fees, plan sets, utility connections, appliances, and the inevitable change orders. By the time the dust settles, families often pay tens of thousands more than the number that got them in the door.
We do it differently. The price you see for a Framework First home already carries a permitting budget, not a placeholder that grows later. Here is what is already inside that single number:
- A permitting budget and plan sets (we manage the city process; your exact permit costs are confirmed in your feasibility study)
- The foundation poured at your property
- The full factory build (roughly 97% of the home is built indoors at our Salinas factory)
- Crane delivery and setting the home on its foundation
- Utility hookups (water, sewer, electrical, gas connections)
- Appliances installed and ready to use
- Final inspection and sign-off
There is no separate “and then” list. That is the whole point.
1-bedroom ADU prices by model (2026)
We build three true one-bedroom homes. Each has a separated bedroom, a full bathroom, a real kitchen, and a living area, not a studio with a curtain. Here is the exact lineup with 2026 all-inclusive pricing.
| Model | Size | Bed / Bath | All-inclusive price* | Delivery |
|---|---|---|---|---|
| The 405 | 405 sq ft | 1 bed / 1 bath | $239,000 | 5 months |
| Five Five Five | 555 sq ft | 1 bed / 1 bath | $279,000 | 5 months |
| Six Sixty | 660 sq ft | 1 bed / 1 bath | $309,000 | 5 months |
*Includes a permitting budget, not final permit costs. Permits and property-specific site work (septic, retaining walls, etc.) vary by property and are confirmed in your feasibility study.
For comparison, our Four Fifty is a 450 sq ft studio (no separate bedroom) at $199,000. It is our most affordable home and a great fit for one person, but it is a studio, not a one-bedroom. If you want a door between the bedroom and the living space, start with The 405.
The 405: a real bedroom on a small lot ($239,000)
The 405 is the lowest-priced true one-bedroom we build. In 405 square feet, you get a separated bedroom and a full living space where most builders would only offer a studio. It is the right starting point for tight lots, leaner budgets, and anyone who wants an actual bedroom without going up in size or price.
Five Five Five: room to breathe ($279,000)
The Five Five Five gives you a roomier one-bedroom with a more generous living area and a full kitchen. It is the comfortable middle ground between a studio and a family-sized home, and it is a strong pick for couples, long-term tenants, or a guest house you want to feel genuinely livable.
Six Sixty: the one we build most ($309,000)
The Six Sixty is our most popular home, period. It is a full one-bedroom with a real kitchen, a full bath, and a living room that lives much larger than its footprint suggests. Families use it for rental income, for parents, and for adult children. If you want the all-rounder that works for almost any plan, this is it.
Why a 1-bedroom is the sweet spot
One-bedroom ADUs tend to be the smartest buy for most homeowners, and the math is simple. They cost less than a two- or three-bedroom home, they qualify for the impact-fee waiver (state law waives impact fees on ADUs under 750 square feet, and all three of our 1-bedrooms qualify), and they rent reliably to the largest tenant pool: singles and couples.
If you are weighing size against budget, it helps to see the full range. Our complete lineup runs from $199,000 up to $599,000 across 14 models from 405 to 1,200 square feet. For a deeper breakdown of total costs across every size, read how much an ADU costs in California.
How a 1-bedroom ADU pays for itself
Rent is where a one-bedroom earns its keep. A separated bedroom rents for meaningfully more than a studio, and it attracts longer-term, more stable tenants. Exact rent depends on your city and neighborhood, but in the markets we serve, a one-bedroom ADU is one of the most rentable layouts you can put in a backyard. We break the numbers down in how much rent an ADU can earn in California.
A few things that make a one-bedroom worth more over time:
- A door on the bedroom lets tenants treat it like a real home, not a hotel room.
- A full kitchen (which all three of our 1-bedrooms include) widens your tenant pool.
- Square footage under 750 keeps your permit and fee costs down without sacrificing livability.
Financing a 1-bedroom ADU
You do not need the full price in cash. Most of our families fund their ADU through a HELOC, a cash-out refinance, a renovation loan, or a dedicated ADU loan, and the new rental income often covers a large share of the monthly payment. We walk through every path in how to finance an ADU in California, and if cash is tight, how to finance an ADU without cash covers the no-money-down options.
Frequently asked questions
Is $239,000 really the total price for The 405?
Yes, with one caveat. That figure includes a permitting budget along with plans, foundation, the factory build, crane delivery, utility hookups, appliances, and final inspection, so there’s no separate site-work invoice waiting at the end for a typical lot. Local items like specific city permit fees or unusual site conditions can vary, and we confirm all of that for free in a feasibility study before you commit a dollar.
What’s the difference between a studio and a 1-bedroom ADU?
A studio (like our Four Fifty) puts the sleeping area, kitchen, and living space in one open room. A one-bedroom has a separated bedroom behind its own door. The 405 is our smallest true one-bedroom, so if a private bedroom matters to you or your future tenant, start there rather than with the studio.
How long does it take to build a 1-bedroom ADU?
All three of our one-bedroom models deliver in about 5 months. Because roughly 97% of the home is built indoors at our Salinas factory while your site work and permits move in parallel, the timeline is far more predictable than traditional site-built construction. See how long it takes to build an ADU for the full schedule.
Do I need to live on the property to rent out my 1-bedroom ADU?
No. California permanently removed the owner-occupancy requirement for standard ADUs, so you can build a one-bedroom and rent it out without living on-site. (Owner-occupancy is still required for a JADU, which is a different and smaller category. See JADU vs ADU for how they differ.)
Can I customize the look of my 1-bedroom ADU?
Yes. Every model comes in three styles: Classic Craftsman (our standard), Urban Farmhouse, and Ultra Modern. The price stays the same across styles, so you choose the look that fits your home and neighborhood without changing your budget.
Ready to see your exact number?
Your final price depends on your specific lot, your city, and the model you choose. The best way to lock in real numbers, not estimates, is our feasibility study. Our team reviews your property, confirms your local rules and fees, and gives you a clear, all-inclusive price with no obligation.
Start your feasibility study →
Framework First is a family-owned ADU and home builder in Salinas, CA (CSLB #1047146, MFG #1595931), serving homeowners across Monterey, Santa Cruz, Santa Clara, San Benito, San Mateo, and San Luis Obispo counties. Prefer to explore on your own first? Run the numbers with our cost calculator or browse the full model lineup.