How Much Does a Deck, Porch or Outdoor Living Space Cost in North Georgia?

Most homeowners researching a deck or porch hit the same wall: "every project is different," "call for a free estimate," or a per-square-foot number with no explanation of what it covers. That isn't much help when you're trying to decide whether your idea is a $40,000 project or a $140,000 one.

EXOVATIONS has been remodeling home exteriors in Metro Atlanta and North Georgia since 1996 and has completed hundreds of outdoor living projects. The ranges on this page reflect actual EXOVATIONS completed projects. They are not national averages and they are not teaser prices.

After reading this page you should be able to place your project in a realistic budget range, understand what pushes the price up or down, and know what to ask any contractor before you sign.

What Drives the Cost of a Deck or Porch?

Four things decide most of the price:

• Size and structure. A 300-square-foot deck a few feet off flat ground is a simple build. A 500-square-foot deck a full story up, over a walkout basement, needs engineered beams, deeper footings, more posts and longer stairs. Height, beam spans and every set of stairs add cost.
• Materials. Composite decking runs from entry-level boards to premium capped composites and PVC, and the price difference is significant. Railing is a separate line item, and cable or glass railing costs noticeably more than a standard composite rail.
• Permits, drawings and engineering. Decks and porches in Georgia require permits, and most jurisdictions also want drawings and often stamped engineering. Those costs appear on every project, whatever its size.
• What you add to it. An under-deck ceiling, a roof, a screen enclosure, a fireplace, an outdoor kitchen or a patio each adds cost, and each also adds months of the year you can use the space.

Composite Deck Costs in North Georgia

Re-Decking an Existing Deck

If your deck's frame is still sound and only the boards and railing are worn out, replacing them is the most economical way to get a like-new deck. For a 400-500 square foot deck, plan on $46,000-$57,500 depending on the decking line and railing you choose.

That range assumes the framing passes inspection. Once old boards come off, we often find a rotted ledger board, soft joists or footings that don't meet today's code, and repairs are priced separately.

New Composite Deck (Standard Size, Entry- to Mid-Range Materials)

A new 300-500 square foot deck with entry- to mid-range composite decking such as TimberTech Terrain, a composite railing system, permit and drawings, standard footings and one straightforward set of stairs typically runs $52,800-$88,000. Bigger footprints, steep lots and more complicated stairs land toward the top of the range.

New Composite Deck (Premium Materials and Finishes)

A 400-600 square foot deck built with premium PVC decking such as TimberTech Advanced PVC, a premium railing system, wrapped posts, a picture-frame border, low-voltage lighting and an under-deck ceiling system typically runs $94,800-$142,200, depending on material and electrical choices.

A Note on Cable Railing

Cable railing looks great and opens up the view, but it costs noticeably more than composite balusters. Installed, cable railing runs about $125-$160 per linear foot, compared with $80-$120 per linear foot for a standard composite system. On a deck with 100 linear feet of railing, that's roughly $8,000-$12,000 for composite railing versus $12,500-$16,000 for cable.

A Note on Glass Railing

Glass railing gives you the most open view of any railing system, which makes it a favorite on decks that overlook a yard, pool or lake. EXOVATIONS installs glass railing with aluminum posts for about $230 per linear foot installed, compared with $125-$160 for cable and $80-$120 for composite. On a deck with 100 linear feet of railing, that comes to about $23,000. Many homeowners use glass only on the sides that face the view and a standard composite or cable railing everywhere else to keep the budget in check.

Under-Deck Ceiling Systems

If you have a second-story deck, the space underneath can become a dry, finished patio instead of a dripping storage area. An under-deck ceiling system catches rain between the joists and channels it to a gutter, then gets a finished ceiling with optional fans and lights. For a typical 300-500 square foot deck, an under-deck ceiling runs about $7,800-$13,000 added to a new deck, or $8,500-$15,000 added to an existing one. It costs less to add during a new build or re-deck.

Porch Costs in North Georgia

Covered Porch Added to an Existing or New Deck

A covered porch is a bigger build than a deck: it needs roof framing, roofing, gutters, wrapped columns and usually a finished ceiling. A 300-400 square foot covered porch with shingle or standing seam metal roofing, wrapped columns, a beadboard or tongue-and-groove ceiling, and fans, lights and outlets typically runs $40,500-$66,750. Ceiling material, column count and roofing type move it within that range.

Screen Porch

Building a new screen porch typically runs $35,000-$72,000 for 250-400 square feet. Screening an existing covered porch costs far less than building one from scratch and runs $9,000-$15,000.

Covered Porch and Deck Together

Many of our clients build a covered porch with an open deck beside it, so they have shade and sun in one space. Designed and built together, the combination usually runs $70,000-$145,000. Projects with premium finishes on both, and extensive lighting and detail work, have gone past $200,000.

Portico Over a Front Entry

A portico adds shelter and curb appeal to a front door. Most run $12,000-$16,000, depending on size, roof style, columns and ceiling finish.

Adding a Fireplace

A gas fireplace adds roughly $15,000-$25,000 to a porch, depending on the unit (linear or traditional), the stone and whether there's a raised hearth. Wood-burning fireplaces cost about the same; electric units cost less. The stonework is a large share of the price.

Adding an Outdoor Kitchen

An outdoor kitchen island with a built-in grill, stone or quartz countertops and weather-rated storage typically adds $13,000-$40,000. The grill, the size of the island, and extras like a refrigerator, a pellet grill or a bar top set where you land.

Full Outdoor Living Projects: Deck, Porch, Fireplace, Kitchen and Patio

When the plan is a complete backyard, combining a covered porch, an adjoining composite deck, a fireplace, an outdoor kitchen and a paver or stamped concrete patio, the project is closer to a home addition than a deck. These projects typically run $130,000-$245,000. Families tell us they use these spaces more than any room in the house.

Where We Build

In 30 years, EXOVATIONS has built decks, porches and outdoor living spaces in every North Atlanta community, including:

What Does Permitting Cost?

Permits are required for new decks and porches in Georgia. A contractor who offers to skip the permit is telling you how they'll handle the rest of the job. On most projects the paperwork includes:

These costs are included in every project. EXOVATIONS handles all of it for you: drawings, engineering, submittals, revisions and inspections.

Why Two Contractors Can Quote the Same Project So Differently

Before you start collecting bids, it helps to know that two honest contractors can price the same deck or porch $10,000-$30,000 apart. It usually comes down to three things:

• How detailed the scope is. A quote that lists every material, stair, light and outlet takes longer to write, but it leaves almost nothing to change-order later. A vague quote protects the contractor, who can add charges when assumptions turn out wrong.
• Manufacturer certification. Many decking, railing and roofing warranties are only honored when a certified installer does the work. Ask every bidder which brands they are certified for. EXOVATIONS is certified by the manufacturer of every product we install; you can see each certification on our Licenses & Certifications page.
• Allowances versus fixed prices. An allowance is a placeholder, such as "$5,000 for stone," that can change once you choose the real material. Heavy use of allowances shifts the price risk to you. Our process settles the details before you sign, so you know your number before work starts.

If a quote seems too good to be true, it usually is.