The lineup

Ready-to-assemble SIP models, studio to three-bedroom

Every model is engineered on structural insulated panels, dimensioned to whole SIP modules, and sized around California ADU rules. Prices below are for the SIP package; choose kit-only, dry-in, or turnkey delivery through our licensed builder.

Capistrano studio ADU rendering: single-story gable design with french doors
Capistrano
Studio · 395 sf
  • ▪ 1 bath
  • ▪ Single story
  • ▪ ~20 × 20 ft
  • ▪ Under 750 sf fee threshold

Our most compact package. A fee-exempt studio ideal for a home office, rental, or family suite.

Best for: Backyard rentals · guest suites · home offices with overnight space

SIP package from$27,999
Fully finished range: $124K–$212K*
Catalina one-bedroom ADU rendering: shed-roof design with stone wainscot and covered entry
Catalina
1 bed · 495 sf
  • ▪ 1 bath
  • ▪ Single story
  • ▪ ~20 × 25 ft
  • ▪ One-bedroom layout

A true one-bedroom with a full kitchen and bath. The most popular size for long-term rental income.

Best for: Long-term rentals · multigenerational living · in-law suites

SIP package from$52,999
Fully finished range: $166K–$272K*
Sante Fe two-bedroom ADU rendering: modern clerestory shed-roof elevation with covered porch
Sante Fe
2 bed · 1,200 sf
  • ▪ 2 bath
  • ▪ Single or two story
  • ▪ 30 × 40 ft
  • ▪ Family-sized

A full two-bedroom home. Room for multi-generational living or a premium rental.

Best for: Family rentals · long-term tenants · multigenerational households

SIP package from$79,000
Fully finished range: $283K–$460K*
Rancho three-bedroom ADU rendering: gable design with wraparound porch roof
Rancho
3 bed · 1,200 sf
  • ▪ 2 bath
  • ▪ Two story
  • ▪ 30 × 20 footprint
  • ▪ Investor-ready

Three bedrooms on a compact two-story footprint. Maximum rentable space on a tight lot.

Best for: Multi-tenant rentals · maximum income potential · investor properties

SIP package from$99,000
Fully finished range: $313K–$499K*
What's in the package

What you get

  • Factory-cut exterior SIP wall panels
  • SIP roof panels
  • Integrated rigid insulation (the complete thermal envelope)
  • Splines, hardware & installation accessories
  • Assembly drawings and instructions
  • Manufacturer's product guarantee (20-year panel warranty)
Plan for these

What you source separately

  • Foundation and site work
  • Siding & exterior cladding
  • Roofing material
  • Windows & doors
  • Interior partition walls and finishes
  • Plumbing, electrical & HVAC

Want it all handled? Choose a turnkey tier and the full build-out is contracted and performed by Elkins Build Group under its CSLB license.

Delivery tiers

Buy the shell, or hand us the whole build

The SIP package price is the same starting point. How far we take it is up to you.

1

Kit-Only

The engineered SIP package delivered to your site: walls, roof, hardware, and instructions. For homeowners and builders who set it themselves.

2

Kit + Set (Dry-In)

We deliver and erect the SIP shell to a weather-tight, dried-in state. You or your contractor finish the interior.

3

Turnkey

A complete build in Essentials, Select, or Premium finishes, contracted and performed by Elkins Build Group under its CSLB license.

Ordering a kit

How kit ordering works

Quote, freight, confirmation, and factory cutting, in that order. Freight is calculated for your delivery location anywhere in California, with our focus on Southern California.

Four-step kit ordering infographic: quote your SIPs package plus freight, freight calculated by delivery location in California, order confirmed, factory coordination and panel cutting with Premier SIPS
Real numbers

Explore cost ranges by build phase

Package price, stand-up cost, and fully finished, for each model. Tap a model to explore.

Every ADU2Me quote starts with the SIPs thermal envelope package — precision-engineered structural insulated panels that replace conventional framing and insulation in a single, faster-assembling kit. Below are 2026 Southern California cost ranges layered by build phase, based on actual permit data, GC pricing, and completed ADU projects.

✓ Under 750 sf — no ADU impact fees in California
SIPs Package
$27,999
Fixed price · ships assembled-ready
Structural wall & roof panels · EPS core insulation · splines & hardware · assembly drawings
Stand-Up Cost
$77K – $121K
Envelope weather-tight & standing
Includes: package · concrete slab & site prep · utility rough-in · SIPs erection labor · roofing · siding · windows & exterior doors · permit/plan check fees
Fully Finished
$124K – $212K
Move-in ready · all trades complete
Everything above plus: interior partition walls · electrical & plumbing · mini-split HVAC · drywall & paint · flooring · kitchen · bathroom · interior doors & trim · Title 24 compliance
Capistrano savings highlight: At 395 sq ft in CZ7 (San Diego / Escondido), the prescriptive Title 24 solar requirement calculates to approximately 1.38 kW — below the 1.8 kW exemption threshold. Most Capistrano builds in San Diego County qualify for Exception 2: no solar system required.
✓ Under 750 sf — no ADU impact fees in California
SIPs Package
$52,999
Fixed price · ships assembled-ready
Structural wall & roof panels · EPS core insulation · splines & hardware · assembly drawings
Stand-Up Cost
$106K – $156K
Envelope weather-tight & standing
Includes: package · concrete slab & site prep · utility rough-in · SIPs erection labor · roofing · siding · windows & exterior doors · permit/plan check fees
Fully Finished
$166K – $272K
Move-in ready · all trades complete
Everything above plus: interior partition walls · electrical & plumbing · mini-split HVAC · drywall & paint · flooring · kitchen · bathroom · interior doors & trim · Title 24 compliance
Catalina savings highlight: At 495 sq ft, the Catalina stays under 500 sf in most jurisdictions — qualifying for reduced plan-check fees and zero impact fees statewide. In CZ7, the solar calculation comes in at approximately 1.43 kW, also below the 1.8 kW exemption. No solar system required for most San Diego County sites.
⚠ Over 750 sf — standard impact fees may apply by jurisdiction
SIPs Package
$79,000
Fixed price · ships assembled-ready
Structural wall & roof panels · EPS core insulation · splines & hardware · assembly drawings
Stand-Up Cost
$163K – $241K
Envelope weather-tight & standing
Includes: package · concrete slab & site prep · utility rough-in · SIPs erection labor · roofing · siding · windows & exterior doors · permit/plan check & impact fees
Fully Finished
$283K – $460K
Move-in ready · all trades complete
Everything above plus: interior partition walls · electrical & plumbing · 2-zone mini-split HVAC · drywall & paint · flooring · kitchen · 2 bathrooms · interior doors & trim · solar system · Title 24 compliance
Sante Fe note: At 1,200 sf, a Title 24-compliant solar PV system is required in most climate zones (CZ7 prescriptive: ~1.84 kW). SIPs' superior envelope performance can reduce the required system size — and may eliminate it — when modeled via the CBECC-Res performance path by a licensed Title 24 consultant. ADU2Me can connect you with a qualified consultant.
⚠ Over 750 sf — standard impact fees may apply by jurisdiction
SIPs Package
$99,000
Fixed price · ships assembled-ready
Structural wall & roof panels · EPS core insulation · splines & hardware · assembly drawings
Stand-Up Cost
$184K – $263K
Envelope weather-tight & standing
Includes: package · concrete slab & site prep · utility rough-in · SIPs erection labor · roofing · siding · windows & exterior doors · permit/plan check & impact fees
Fully Finished
$313K – $499K
Move-in ready · all trades complete
Everything above plus: interior partition walls · electrical & plumbing · 2-zone mini-split HVAC · drywall & paint · flooring · kitchen · 2 bathrooms · interior doors & trim · solar system · Title 24 compliance
Rancho note: Three-bedroom ADUs at 1,200 sf command premium rental rates across Southern California — $2,400–$3,800/mo in San Diego County, $2,800–$4,500/mo in Orange County. The Rancho's SIPs envelope means lower utility costs, higher comfort, and potentially 5–15% better long-term rental demand from energy-conscious tenants.

Cost ranges based on 2026 Southern California ADU data — San Diego, Riverside, Orange, and LA counties. Stand-up and finished ranges reflect typical GC pricing including labor and materials. Actual costs vary by site conditions, location, finish level, and market timing. Foundation and utility connection costs are the largest variable (estimated $17,000–$56,000 depending on site). ADUs under 750 sf are exempt from most California impact fees per AB 2221. Consult your local jurisdiction for permit fee schedules. ADU2Me can connect you with vetted local GC partners and Title 24 consultants.

Side by side

Compare the four packages

CapistranoCatalinaSante FeRancho
Size395 sq ft495 sq ft1,200 sq ft1,200 sq ft
BedroomsStudio123
Bathrooms1122
SIP package from$27,999$52,999$79,000$99,000
Fully finished range*$124K–$212K$166K–$272K$283K–$460K$313K–$499K
FreightQuoted by delivery location — all of California
Shell assembly~1 day (typical)
Common questions

Package FAQs

Does the package include a foundation?

No — foundation design and pour are site-specific and not included. We can advise on what foundation type suits your design and local soil conditions, and include it in a full build-out quote through our licensed builder.

Do I need permits?

Yes. California requires permits for all ADUs. We provide documentation to support your permit application, and permitting can be handled as part of a turnkey build through Elkins Build Group.

How long from order to delivery?

It depends on factory scheduling, but typically 6–10 weeks from confirmed order to delivery. You get a firm lead time at quote stage.

Can I assemble the shell myself?

Yes — that is the Kit-Only tier. Panels arrive sequenced and labeled with assembly drawings included. SIPs assembly is best handled by people comfortable with structural panel work; we are happy to advise.

Do you deliver outside Southern California?

Yes. We can service all of California. Freight is quoted based on your delivery location.

What if I want a custom size or layout?

Our four standard packages are optimized for California lot requirements and move fastest through permitting. Custom designs are possible with in-house design and engineering — contact us to discuss.

Pricing note. Figures shown are SIP-package starting prices and do not include freight, foundation, site work, permits, utilities, or interior finishes. *Fully finished ranges reflect a complete turnkey build through our licensed builder and vary by site and finish level. All prices are starting estimates, subject to change with material costs and market conditions. A homeowner all-in range for each model is included in your free feasibility summary; final pricing requires a site survey and permitting review.

See which model fits your lot →