Is a 2-story House Less Expensive to Build?

Lots of people ask this question: is it more expensive to build a two-story house or a one-story house? The answer depends on a few factors, which I'll explain in detail.

Comparing a 1 STory vs. 2 STory House

When comparing a one story vs two story house, most homeowners focus on cost, but the real decision goes beyond just price. Choosing between a 1 story vs 2 story house also depends on your lifestyle, lot size, and long-term needs.

Our free guide will help you determine the perfect house plan for your family but for this example, let’s assume a 2,400 square foot home with three bedrooms, two-and-a-half baths, and a two-car garage.

 With that baseline, we can clearly evaluate whether a one or two story house makes the most sense for your situation and whether it is cheaper to build a 2 story house.

One Story Home Advantages

A one story house offers simplicity and convenience that many buyers prefer:

• Accessibility:No stairs makes a one story house ideal for all ages
• Safety:Fewer fall risks compared to a2 story house
• Easier maintenance:Everything is on one level
• Open layouts:Aone story vs two story house often feels more connected on a single floor
• Energy efficiency: Heating and cooling a one story house can be more consistent

One Story Home Downsides

Despite the benefits, there are trade-offs when choosing aone story vs two story house:

• Higher cost to build:More foundation and roofing increases costs compared to a2 story house
• Larger lot required:Aone story house spreads out more
• Less privacy:Unlike atwo story home, all rooms are on one level
• Resale considerations:Some buyers comparing a1 story vs 2 story house prefer separation of space

Two Story Home Advantages

A two story homeis often more efficient, which is why many ask,“is it cheaper to build a 2 story house?”

• Lower cost per square foot:A key advantage in aone story vs two story housecomparison
• Smaller footprint: A 2 story houseworks better on smaller lots
• More privacy:Bedrooms are separated from living areas in atwo story home
• Better use of space:A1 story vs 2 story house often comes down to layout efficiency
• Stronger resale appeal in some markets:Many buyers prefer a two story home

Two Story Home Downsides

There are still drawbacks to consider in aone story vs two story housedecision:

• Stairs required:A major downside of a2 story house
• Accessibility challenges:A one story houseis often better long-term
• Energy differences:Heating and cooling a two story homecan vary by floor
• Maintenance complexity:A2 story housecan be harder to maintain

One Story vs. Two Story House: Quick Comparison

1 story vs. 2 story house Math by Square Foot

Now, let's look at the elements that go into the cost to build and see what savings there are in a two-story house over a one-story, and vice-versa. The numbers here are going to be generic, but we’ll get you in the ballpark:

• Foundation and slab (only needed on the 1st floor): around $9.75 per square-foot

• Framing (roof only): $8 per square-foot

• Framing (walls only): $27.72 per square-foot

• Framing (floor, only needed on 2nd floor): $3.65 per square-foot

• Roofing (shingles): $2.67 per square-foot

For the one-story version of our 2,500 square-foot house, you'll have:

2500+400 square feet (remember the garage) of Foundation, Slab, Framing, and Roofing.

That's $9.75+$8+$27.72+$2.67

My calculator says that's $48.14 per square-foot X 2900 square feet = $139,606. 

For the two-story version, let's assume we can lay out the rooms in such a way that the second story is completely stacked over the first. In other words, all the space on the first floor, including the garage, has the second floor directly above it.

That means half of the total area, or 2,900/2=1,450 square feet is the first floor, and 1,450 is the second floor.

Now we have:

• 1,450 square feet of foundation and slab at $9.75 per square-foot

• 1,450 square feet of roof framing at $8 per square-foot

• 1,450 square feet of roofing shingles at $2.67 per square-foot

• 1,450 square feet of floor framing at $3.65 per square-foot

• 2,900 square feet of wall framing at $27.72 per square-foot

Add all that up, and you get $115,289.50. 

At the same total square-footage as the one-story (2,900), here's the comparison:

• One-story house cost $48.14 per square-foot (for the elements listed above)

• Two-story house cost $39.76 per square-foot (for the elements listed above)

For the same square-footage, the two-story house cost $24,316.50 less.

The numbers quoted above will vary with location, construction methods, and will change over time. However, the principles involved won’t change. The point of the comparison is to show you why the same square-footage costs less when it’s on the second story.

SO, IS A 2-STORY HOUSE LESS EXPENSIVE TO BUILD?

Remember, we haven't added in anything except foundation, slab, frame, and roof, but we’ll assume everything else will be the same between the two houses (drywall, cabinets, flooring, paint, etc.).

There are many more elements that go into what it costs to build a house, but this gives you a good starting point if you're considering a one-story vs two-story design.

The numbers quoted above will vary with location, construction methods, and will change over time. However, the principles involved won’t change. The point of the comparison is to show you why the same square-footage costs less when it’s on the second story.

Take a look at the 3 costly mistakes to avoid when building your custom home in Oklahoma City.

Designing a House Plan That's Right For You

Want to know more about getting that perfect house plan for your family?

Download our free guide, 3 Steps to the Perfect Floor Plan. 

Or, if you want to speak to one of our experts in a no-pressure conversation, book your call below.

Frequently asked questions about 1 story vs 2 story houses

Is it cheaper to build a 2 story house?

Yes, a 2 story house is often cheaper to build per square foot than a one-story home because it requires less foundation and roofing.

This cost advantage comes from:

• Smaller foundation footprint
• Less roof surface area
• More efficient use of vertical space

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Is a 1 story or 2 story house better?

A one-story vs two-story house depends on your lifestyle, budget, and long-term plans. One-story homes are easier to navigate, while two-story homes typically offer more space at a lower cost per square foot.

Key differences include:

• Accessibility (one-story is easier for all ages)
• Cost efficiency (two-story is often more affordable per sq ft)
• Privacy (two-story layouts separate living and sleeping areas)

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What are the disadvantages of a one story house?

The main disadvantages of a one-story house include higher construction costs per square foot and the need for a larger lot.

These drawbacks are due to:

• A larger foundation requirement
• More roofing materials
• Increased land usage to achieve the same square footage

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Are 2 story homes harder to sell?

No, two-story homes are not inherently harder to sell. Demand depends more on location, price, and layout than the number of stories.

Factors that impact resale include:

• Local buyer preferences
• School districts and neighborhood demand
• Home design and functionality

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Are one story houses safer?

Yes, one-story houses are often considered safer because they eliminate stairs, reducing the risk of falls for children and older adults.

Safety benefits include:

• No stairs to navigate
• Easier emergency access
• Better long-term livability for aging homeowners

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How much does a two story house cost?

The cost to build a two-story house varies based on location, size, and finishes, but it is typically more cost-efficient per square foot than a one-story home.

Pricing is influenced by:

• Square footage and layout
• Material selections and upgrades
• Site preparation and land conditions

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