Honeoye Falls · ADU cost
What it costs to build an ADU in Honeoye Falls, NY
An 800 sq ft accessory dwelling unit in Honeoye Falls runs roughly $200k–260k, or about $249–327/sq ft, and that per-square-foot figure sits deliberately above the $204–268/sq ft a full house costs here. An ADU still needs one whole kitchen, one whole bath, its own service panel and its own heating plant no matter how small you draw it, and those costs do not shrink with the floor plan, so they land on half the square footage and push the rate up. Whether the village will let you build one is a separate question from what it costs, and it gets answered parcel by parcel rather than townwide, since the Village of Honeoye Falls maps 4 districts that treat accessory units differently from one another, so read the table below as a starting point rather than a verdict.
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ADU cost by size in Honeoye Falls
Standard finish, slab on grade, on a flat and clear part of the lot, general-contractor margin included. These are structure costs at Monroe County pricing, before the service and septic work a second dwelling can trigger.
| Size | Type | $ / sq ft | Estimated total |
|---|---|---|---|
| 400 sq ft | Studio | $331–$433 | $130k–175k |
| 600 sq ft | One bedroom | $276–$362 | $165k–215k |
| 800 sq ft | One bedroom, larger | $249–$327 | $200k–260k |
| 1,000 sq ft | Two bedroom | $233–$305 | $235k–305k |
400 sq ft — One room plus a bath. Garage conversions and small backyard cottages land here.
600 sq ft — The most common detached build - a real bedroom, full kitchen, one bath.
800 sq ft — Room for a proper living area. Still a single bath and one kitchen.
1,000 sq ft — About as large as most codes allow an accessory unit to go.
Why the rate is higher than a house
The systems below are priced for an 800 sq ft unit. The middle column is what each system would cost if it simply shrank with the floor plan; the left column is what it actually costs once you account for the equipment a dwelling needs one of regardless of size. The gap between the two columns is the whole reason small builds price the way they do.
| System | $ / sq ft in an ADU | If it scaled with floor area | Fixed per unit |
|---|---|---|---|
| Site work | $7–$11 | $7 | — |
| Foundation | $16–$23 | $16 | — |
| Framing | $25–$32 | $25 | — |
| Envelope - roof, siding, windows | $32–$41 | $32 | — |
| Plumbing | $28–$34 | $16 | 55% |
| Electrical | $18–$24 | $13 | 35% |
| HVAC | $23–$28 | $15 | 45% |
| Insulation | $7–$9 | $7 | — |
| Interior finishes | $32–$43 | $27 | 15% |
| Millwork & cabinetry | $18–$28 | $11 | 55% |
The fixed-per-unit share is a modeling assumption, not a figure from the code: it is our estimate of how much of each system's budget buys equipment a dwelling needs exactly one of - a kitchen rough-in, a bath group, a service panel, a heating plant - and therefore does not shrink when the unit does. Site work, foundation, framing, envelope and insulation are treated as scaling straight with floor area, which understates the premium slightly, because a small building carries more envelope per square foot of floor than a large one.
What the Honeoye Falls code says about accessory units
Whether you can build one, and how large, is decided by the district your parcel sits in rather than by the town as a whole. The table shows how each mapped district treats ADUs alongside the lot and setback standards a second unit still has to fit inside. District boundaries and conditions vary, so treat it as a starting point and confirm the district that applies to your parcel.
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| Single-Family Residential | 0.23 ac | 15 / 10 / 20 ft | 35 ft | Special permit |
| Transitional Residential | 0.23 ac | 15 / 10 / 20 ft | 35 ft | Special permit |
| Multifamily Residential | 0.23 ac | 20 / 12 / 20 ft | 35 ft | No |
| Village Residential | — | - / 12 / 20 ft | — | Special permit |
Single-Family Residential - R-1 is single-family only: a two-family dwelling and multifamily housing in any form are prohibited.
- Without public sewers the lot minimum is 24,000 sq ft, whatever the use; the village is on public sewer, so the figure shown is the right default for a serviced parcel.
- A nonresidential use takes 12,000 sq ft on 65 ft of width, with a flat 15 ft side yard and no two-yard total, and a 30% coverage cap rather than 35%.
- As an alternative to the stated figure, the front yard may match the most common front yard on the block, within two feet either way.
- Both side-yard figures bind: 10 ft on one side and 25 ft for both together, so at least one side has to be wider than 10 ft.
- Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.
- A nonresidential use needs a 25 ft rear yard, rising to 50 ft where it is next to a residential use.
Transitional Residential - A two-family dwelling is allowed here by right, and a multifamily dwelling by conversion on a special permit.
- Without public sewers the lot minimum is 24,000 sq ft, whatever the use.
- A two-family dwelling takes 12,000 sq ft rather than the 10,000 a single-family needs, so the second unit costs 2,000 sq ft of land and no discretionary approval.
- Multifamily is by conversion only, on a special permit, stated per dwelling unit at 4,000 sq ft each on 65 ft of width; a nonresidential use takes a 30% coverage cap.
- The front yard may instead match the most common front yard on the block, within two feet either way, and both side figures bind: 10 ft on one side with 25 ft for both.
- Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.
- A nonresidential use needs a 25 ft rear yard, rising to 50 ft where it is next to a residential use.
Multifamily Residential - All development in R-3 must provide for clustering and open space (§ 190-18), so a conventional subdivision is not available. A minimum open space of 35% applies alongside the 35% building coverage cap, and the two are independent.
- Without public sewers the lot minimum is 30,000 sq ft, whatever the use.
- A two-family dwelling is permitted by right and takes 12,000 sq ft rather than 10,000; a nonresidential use takes 12,000 sq ft on 80 ft of width with a 15 ft side yard.
- Multifamily is permitted by right in both new construction and conversion, stated per dwelling unit at 5,000 sq ft each on 80 ft of width, so an acre supports about 8 units.
- The front yard is a range of 20 ft minimum and 40 ft maximum, or it may match the most common front yard on the block within two feet either way.
- Both side-yard figures bind: 12 ft on one side and 30 ft for both together, so at least one side has to be wider than 12 ft.
- The Zoning Board of Appeals may vary the dimensional and open space requirements below five acres, and driveways, parking, roads, ponds and platted lots do not count as open space.
Village Residential - Lot size, lot width, front yard and building height have no fixed figures here: each is approved in subdivision and site plan review, and a variety of lot sizes is required, so a plan of uniform lots does not comply.
- A nonresidential use takes 80 ft of width with a 15 ft side yard and a 25 ft rear yard.
- All development must provide for clustering and open space (§ 190-18), so a conventional subdivision is not available, and a minimum open space of 45% applies alongside the 35% coverage cap.
- The Zoning Board of Appeals may vary the dimensional and open space requirements where a subdivision is under five acres (§ 190-19).
- Without public sewers the minimum lot is 30,000 sq ft, whatever the use.
- Multifamily new construction needs a special permit and multifamily by conversion is prohibited. A manufactured home park needs a special permit and 5 acres.
- Accessory structures need 3 ft side and rear yards, are capped at 24 ft and may not be taller than the principal structure.
Size limits on record in Honeoye Falls
Where the code states a size cap, it decides which row of the cost table above actually applies to you. These are the caps recorded for Honeoye Falls:
- Single-Family ResidentialAn accessory unit of up to two bedrooms needs a special permit in R-1, R-2 and R-4, and the owner must live on the lot. R-3 has none; there a house of at least 2,000 sq ft can be converted to three or more full dwellings by right.
- Transitional ResidentialAn accessory unit of up to two bedrooms needs a special permit in R-1, R-2 and R-4, and the owner must live on the lot. R-3 has none; there a house of at least 2,000 sq ft can be converted to three or more full dwellings by right.
- Multifamily ResidentialAn accessory unit of up to two bedrooms needs a special permit in R-1, R-2 and R-4, and the owner must live on the lot. R-3 has none; there a house of at least 2,000 sq ft can be converted to three or more full dwellings by right.
- Village ResidentialAn accessory unit of up to two bedrooms needs a special permit in R-1, R-2 and R-4, and the owner must live on the lot. R-3 has none; there a house of at least 2,000 sq ft can be converted to three or more full dwellings by right.
Costs an ADU adds that a house does not
- Septic and water A second dwelling adds bedrooms to the design flow, which on an unsewered parcel often means expanding or replacing the existing system rather than tapping it. This is the single most common reason an ADU budget moves after design, and it is site-specific enough that no model should quote it - get it evaluated early.
- Utility service RG&E territory. A detached unit needs power run to it, and whether it goes on its own meter or subfeeds the main house changes both the cost and the permit path.
- Access and parking Many codes require an added parking space for the accessory unit, and a detached unit usually needs a driveway extension or a path, both of which count against a lot-coverage or impervious-surface cap.
- Short-term rentalsNo local short-term-rental law on record - which is not the same as permission. The Village of Honeoye Falls has no local short-term rental law, and that is not permission: its residential use table (§ 190-15) is a closed list with no short-term rental use in it. Confirm with Code Enforcement before counting on the use. Separate question from whether you can build the unit.
- Zoning codeecode360.com/35027185
- Building dept(585) 624-6150
Sizing up a specific parcel in Honeoye Falls?
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Building a full house instead?
A standard-finish house in Honeoye Falls runs $204–268/sq ft, about $370k–480k at 1,800 sq ft . See what it costs to build a house in Honeoye Falls.
ADU cost in nearby towns
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More on Honeoye Falls: Can you build an ADU here? · Zoning for new construction · Monroe County build cost
ADU cost in Honeoye Falls: common questions
How much does it cost to build an ADU in Honeoye Falls, NY?
An 800 sq ft accessory dwelling unit in Village of Honeoye Falls runs roughly $200k–260k at a standard finish, general-contractor margin included. A 400 sq ft studio runs about $130k–175k. Those are structure costs on an easy site and do not include the septic, water or electrical service work a second unit often triggers.
Why does an ADU cost more per square foot than a house in Honeoye Falls?
Because a lot of a dwelling's cost is per dwelling, not per square foot. One kitchen, one bath group, one service panel and one heating plant cost about the same in an 800 sq ft cottage as in a 1,800 sq ft house, so on the smaller unit they get spread over less than half the floor area. That is why an ADU here prices at $249–327/sq ft against $204–268/sq ft for a full house, even though it is the same trades doing the same work.
Are ADUs allowed in Honeoye Falls?
Village of Honeoye Falls has 4 districts. 3 districts allow ADUs with a special-use permit, 1 does not. Check the specific address with the free ADU checker or confirm with the building department at (585) 624-6150 before you spend money on design.
Can I rent an ADU in Honeoye Falls short term?
No local short-term-rental law on record - which is not the same as permission for Village of Honeoye Falls. ADU rules and short-term-rental rules are set separately, so a unit you are allowed to build is not automatically one you are allowed to rent nightly. Confirm both before you underwrite the build on short-term-rental income.
ADU costs are modeled estimates in current 2026 dollars at the Monroe County regional index, general-contractor margin included, derived from Offsite's cost engine with a stated adjustment for the equipment a dwelling needs one of regardless of size. They are planning numbers for decision-support only - not a bid, quote, or guarantee, and not legal, architectural or engineering advice. They cover the structure and exclude septic expansion, utility service runs, site work beyond a flat and clear pad, and permit fees. ADU eligibility, size, owner-occupancy and permit conditions in the Village of Honeoye Falls vary by district and often carry exceptions this page does not show; zoning last reviewed 2026-08-13; verify with the building department at (585) 624-6150 before relying on any answer. Sources: the Offsite / Aldo cost engine and zoning dataset.