Scottsville · build cost
What it costs to build a house in Scottsville, NY
A standard-finish house in Scottsville runs about $204–268/sq ft all in, which on a 1,800 sq ft build works out to roughly $370k–480k with general-contractor margin already in it. Before any of that you need a lot that conforms, and the smallest residential minimum in the Village of Scottsville is 0.1377 acres, running up to 0.3673 acres in its larger-lot districts, which is the first real cost of building here and the one that varies most from one village to the next. What the code will let you put on that lot is rarely the binding constraint, since even One-Family Residential 6 (R1-6) — 6,000 sf (0.14 acres) for a one-family detached dwelling with 60 ft of lot width, front yard 30 ft, side yard 10 ft, rear yard 30 ft, maximum height 35 ft and maximum lot coverage 35%. This is the village's traditional small-lot fabric district and the ONLY residential district whose front yard is not 50 ft — at 30 ft it produces a much tighter streetwall than R1-16 or R1-12. R1-6 IS THE ONLY DISTRICT IN SCOTTSVILLE PERMITTING A TWO-FAMILY DWELLING, AND IT PERMITS IT ON THE SAME 6,000 SF AS A ONE-FAMILY — so the second unit costs no additional land whatever, which is the most permissive two-family treatment found in any Monroe village. The one-family attached and multifamily rows are not available here. NONRESIDENTIAL USES TAKE DOUBLE THE LOT: 12,000 sf against the residential 6,000, with a 50 ft front yard against the residential 30 — the only district where the residential and nonresidential front yards differ. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap; there is no garage setback requirement here, unlike R1-16 and R1-12. Minimum residential floor area is 800 sf of ground floor for a one-storey dwelling, 650 sf of ground floor for a two-storey and 1,000 sf in total for anything over one storey. Every dimension carries the 'or the most common on the block' alternative — see the entry's `source` — which matters more in this district than any other, since R1-6 covers the oldest and most irregular part of the village where the block average is likeliest to differ from the schedule., the tightest residential district here, allows a building footprint of roughly 2,099 sq ft on a conforming lot, which is more house than the budget above actually buys. The figures below come out of the same cost engine Aldo uses to price a real parcel, broken out by system and by what a harder site adds, so you can see where the money actually goes.
Cost per square foot by finish level
All in, general-contractor margin included, for a slab-on-grade build on a flat and clear lot. The rate holds steady whether you build 1,200 or 2,500 sq ft, which is why the finish level moves a budget more than the size does.
| Finish level | $ / sq ft | 1,800 sq ft total |
|---|---|---|
| Standard | $204–$268 | $370k–480k |
| Custom | $272–$405 | $490k–730k |
| Luxury | $415–$717 | $745k–1.29M |
Standard — Builder-grade but solid - stock cabinetry, mid-range windows, standard fixtures. What most spec cabins and rental builds run.
Custom — Better envelope, upgraded windows and doors, semi-custom millwork and fixtures. The typical Hudson Valley owner-build.
Luxury — High-performance envelope, custom cabinetry, designer fixtures and specialty finishes. Architect-driven, no stock parts.
Where the money goes
A standard-finish build at Monroe County pricing, broken out by trade as dollars per square foot. Foundation and site work here are the slab and flat-lot baseline, so a harder site stacks on top of them.
| System | $ / sq ft |
|---|---|
| Site work | $7–$11 |
| Foundation | $16–$23 |
| Framing | $25–$32 |
| Envelope - roof, siding, windows | $32–$41 |
| Plumbing | $16–$20 |
| Electrical | $13–$16 |
| HVAC | $15–$18 |
| Insulation | $7–$9 |
| Interior finishes | $27–$36 |
| Millwork & cabinetry | $11–$16 |
What moves the number
The baseline assumes the easy case. Each of these stacks on top, per square foot, at Monroe County pricing:
- Crawlspace instead of slab+$13–20/sq ft
- Full basement instead of slab+$31–49/sq ft
- Moderately sloped or wooded lot+$8.7–16/sq ft
- Steep or ledge-rock site+$22–44/sq ft
- Winter foundation & site work+$2.8–4/sq ft
Whole-project totals
Standard finish, slab on a flat lot, all in and before land. A harder site or a higher finish moves these up.
| Home size | Estimated build cost |
|---|---|
| 1,200 sq ft | $245k–320k |
| 1,800 sq ft | $370k–480k |
| 2,500 sq ft | $510k–670k |
How much house Scottsville actually lets you build
Every residential district caps how much of the lot the building can cover. Multiply that cap by the district's minimum lot size and you get the largest footprint the code permits on a conforming lot in the Village of Scottsville, which runs from about 2,099 sq ft in One-Family Residential 6 (R1-6) — 6,000 sf (0.14 acres) for a one-family detached dwelling with 60 ft of lot width, front yard 30 ft, side yard 10 ft, rear yard 30 ft, maximum height 35 ft and maximum lot coverage 35%. This is the village's traditional small-lot fabric district and the ONLY residential district whose front yard is not 50 ft — at 30 ft it produces a much tighter streetwall than R1-16 or R1-12. R1-6 IS THE ONLY DISTRICT IN SCOTTSVILLE PERMITTING A TWO-FAMILY DWELLING, AND IT PERMITS IT ON THE SAME 6,000 SF AS A ONE-FAMILY — so the second unit costs no additional land whatever, which is the most permissive two-family treatment found in any Monroe village. The one-family attached and multifamily rows are not available here. NONRESIDENTIAL USES TAKE DOUBLE THE LOT: 12,000 sf against the residential 6,000, with a 50 ft front yard against the residential 30 — the only district where the residential and nonresidential front yards differ. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap; there is no garage setback requirement here, unlike R1-16 and R1-12. Minimum residential floor area is 800 sf of ground floor for a one-storey dwelling, 650 sf of ground floor for a two-storey and 1,000 sf in total for anything over one storey. Every dimension carries the 'or the most common on the block' alternative — see the entry's `source` — which matters more in this district than any other, since R1-6 covers the oldest and most irregular part of the village where the block average is likeliest to differ from the schedule. to 4,000 sq ft in One-Family Residential 16 (R1-16) — 16,000 sf (0.37 acres) for a one-family detached dwelling with 100 ft of lot width, front yard 50 ft, side yard 12 ft, rear yard 35 ft, maximum height 35 ft and maximum lot coverage 25%. The village's largest-lot and lowest-coverage district. THE MINIMUM LOT AREA MORE THAN DOUBLES WITHOUT PUBLIC SEWER: table note 3 sets 40,000 SQUARE FEET for lots without access to public sewers, against the 16,000 sf recorded here. Scottsville is an incorporated village on public sewer so the serviced figure is the right default, but the 40,000 sf case is a real alternative on any unserviced edge parcel and note 1 adds a general performance backstop — where public sewerage is not available, no lot may be built upon that has insufficient space for a private sanitary waste disposal system as determined by the Monroe County Department of Health, which can defeat the stated minimum on poor soils regardless of acreage. EVERY DIMENSION IN THIS DISTRICT IS CONTEXTUAL — see the entry's `source` — because table notes 2, 4 and 5 and the bulk table's notes 1 and 2 each add 'or the most common lot area / lot width / yard / building height / lot coverage on the block in which the lot is located'. The recorded figures are the stated defaults; on a built-up Scottsville street the block may govern instead. NONRESIDENTIAL USES TAKE THE SAME 16,000 SF AND 100 FT here, unusually, with a 15 ft side yard against the residential 12. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap. MINIMUM RESIDENTIAL FLOOR AREA IS THE LARGEST IN THE VILLAGE AND IS A REAL COST FLOOR: 1,300 sf of ground floor for a one-storey dwelling, 800 sf of ground floor for a two-storey, and 1,600 sf in total for anything over one storey. A GARAGE SETBACK OF 10 FT measured from the front building line applies to all dwelling units in this district and in R1-12 only.. Worth checking before you assume zoning is what is limiting the house, because in most districts it is the budget that runs out first.
| District | Min lot | Lot coverage | Max footprint | Max height |
|---|---|---|---|---|
| One-Family Residential 6 (R1-6) — 6,000 sf (0.14 acres) for a one-family detached dwelling with 60 ft of lot width, front yard 30 ft, side yard 10 ft, rear yard 30 ft, maximum height 35 ft and maximum lot coverage 35%. This is the village's traditional small-lot fabric district and the ONLY residential district whose front yard is not 50 ft — at 30 ft it produces a much tighter streetwall than R1-16 or R1-12. R1-6 IS THE ONLY DISTRICT IN SCOTTSVILLE PERMITTING A TWO-FAMILY DWELLING, AND IT PERMITS IT ON THE SAME 6,000 SF AS A ONE-FAMILY — so the second unit costs no additional land whatever, which is the most permissive two-family treatment found in any Monroe village. The one-family attached and multifamily rows are not available here. NONRESIDENTIAL USES TAKE DOUBLE THE LOT: 12,000 sf against the residential 6,000, with a 50 ft front yard against the residential 30 — the only district where the residential and nonresidential front yards differ. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap; there is no garage setback requirement here, unlike R1-16 and R1-12. Minimum residential floor area is 800 sf of ground floor for a one-storey dwelling, 650 sf of ground floor for a two-storey and 1,000 sf in total for anything over one storey. Every dimension carries the 'or the most common on the block' alternative — see the entry's `source` — which matters more in this district than any other, since R1-6 covers the oldest and most irregular part of the village where the block average is likeliest to differ from the schedule. | 0.1377 ac | 35% | 2,099 sq ft | 35 ft |
| Residential Multifamily (RM) — 12,000 sf (0.28 acres) for a one-family detached dwelling but 16,000 SF FOR A MULTIFAMILY DWELLING, with 100 ft of lot width, front yard 50 ft, rear yard 30 ft, maximum height 35 ft and maximum lot coverage 25%. The recorded minLotSize is the one-family figure, consistent with every other district in this entry; A MULTIFAMILY SCHEME NEEDS THE LARGER 16,000 SF FLOOR, and note that the table states a flat minimum rather than a per-unit density, so unlike Churchville, Honeoye Falls and Rush there is no square-feet-per-dwelling-unit figure to work from — the unit count in RM is presumably controlled by coverage, height and the supplemental regulations rather than by a density ratio, and that should be confirmed before sizing a scheme. RM IS THE ONLY DISTRICT IN SCOTTSVILLE PERMITTING MULTIFAMILY, and its 25% coverage cap is the joint-lowest in the village alongside R1-16 — so the district that permits the most units also permits the least building footprint, which is a real constraint on a multi-unit scheme and pushes it toward height, except that height is capped at the same 35 ft as everywhere else. THE SIDE YARD IS 30 FEET, BY FAR THE LARGEST IN THE VILLAGE — two and a half times R1-16's 12 ft — and applies to residential and nonresidential uses alike, which is the code's way of buffering multifamily form from its neighbours. Accessory structures take a 15 ft side yard here against 5 ft in every other district, and a 10 ft rear yard and 20 ft height cap. Minimum residential floor area is 800 sf of ground floor for a one-storey, 650 sf for a two-storey and 1,000 sf in total above one storey. Every dimension carries the 'or the most common on the block' alternative described in the entry's `source`. | 0.2755 ac | 25% | 3,000 sq ft | 35 ft |
| One-Family Residential 12 (R1-12) — 12,000 sf (0.28 acres) for a one-family detached dwelling with 80 ft of lot width, front yard 50 ft, side yard 10 ft, rear yard 30 ft, maximum height 35 ft and maximum lot coverage 30%. The front yard is unchanged from R1-16's 50 ft — Scottsville holds a 50 ft front across every residential district except R1-6 — so the step down from R1-16 buys a narrower, shallower lot rather than a shallower setback. Every dimension carries the 'or the most common on the block' alternative described in the entry's `source`; the recorded figures are the stated defaults. Nonresidential uses take the same 12,000 sf and 80 ft with a 15 ft side yard and a 35 ft rear. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap. MINIMUM RESIDENTIAL FLOOR AREA drops sharply from R1-16's: 800 sf of ground floor for a one-storey dwelling (against 1,300), 650 sf of ground floor for a two-storey, and 1,000 sf in total for anything over one storey (against 1,600). THAT 500 SF DIFFERENCE IN THE TOTAL FLOOR MINIMUM IS THE SHARPEST DISTINCTION BETWEEN THE TWO LARGEST DISTRICTS and matters more to build cost than the 4,000 sf of extra land does. R1-12 shares with R1-16 the 10 ft GARAGE SETBACK measured from the front building line, which the smaller districts do not carry. Note that R1-12 permits only a one-family detached dwelling — the attached, two-family and multifamily rows are all N/A or blank for this district. | 0.2755 ac | 30% | 3,600 sq ft | 35 ft |
| One-Family Residential 16 (R1-16) — 16,000 sf (0.37 acres) for a one-family detached dwelling with 100 ft of lot width, front yard 50 ft, side yard 12 ft, rear yard 35 ft, maximum height 35 ft and maximum lot coverage 25%. The village's largest-lot and lowest-coverage district. THE MINIMUM LOT AREA MORE THAN DOUBLES WITHOUT PUBLIC SEWER: table note 3 sets 40,000 SQUARE FEET for lots without access to public sewers, against the 16,000 sf recorded here. Scottsville is an incorporated village on public sewer so the serviced figure is the right default, but the 40,000 sf case is a real alternative on any unserviced edge parcel and note 1 adds a general performance backstop — where public sewerage is not available, no lot may be built upon that has insufficient space for a private sanitary waste disposal system as determined by the Monroe County Department of Health, which can defeat the stated minimum on poor soils regardless of acreage. EVERY DIMENSION IN THIS DISTRICT IS CONTEXTUAL — see the entry's `source` — because table notes 2, 4 and 5 and the bulk table's notes 1 and 2 each add 'or the most common lot area / lot width / yard / building height / lot coverage on the block in which the lot is located'. The recorded figures are the stated defaults; on a built-up Scottsville street the block may govern instead. NONRESIDENTIAL USES TAKE THE SAME 16,000 SF AND 100 FT here, unusually, with a 15 ft side yard against the residential 12. Accessory structures take 5 ft side and 10 ft rear yards and a 20 ft height cap. MINIMUM RESIDENTIAL FLOOR AREA IS THE LARGEST IN THE VILLAGE AND IS A REAL COST FLOOR: 1,300 sf of ground floor for a one-storey dwelling, 800 sf of ground floor for a two-storey, and 1,600 sf in total for anything over one storey. A GARAGE SETBACK OF 10 FT measured from the front building line applies to all dwelling units in this district and in R1-12 only. | 0.3673 ac | 25% | 4,000 sq ft | 35 ft |
Footprint is the ground-floor building area, so a second storey buys floor area this number does not constrain, subject to the height limit. Some municipalities write their coverage cap as impervious surface rather than building coverage, which counts the driveway, walks and patio against the same budget and leaves less of it for the house - check which one your district uses before you design to it.
Local rules that move a build budget in Scottsville
- UtilityRG&E territory. Service run and connection cost depends on distance to the line, which on a rural parcel can be the single largest site expense.
- Short-term rentalsNo local short-term-rental law on record - which is not the same as permission. NO SHORT-TERM RENTAL PROVISION EXISTS IN SCOTTSVILLE, AND THIS IS NOW SETTLED AGAINST THE USE TABLE ITSELF RATHER THAN INFERRED. Table 170-11.1 Residential District Use Regulations (chapter Attachment 1, SC1216-170a, dated 05-01-2018) was pulled and read in full on 2026-08-13: it scores every land use P, SP or em dash across all five residential districts and CONTAINS NO SHORT-TERM RENTAL ROW. Article V Supplemental Use and District Regulations likewise returns nothing for 'short-term rental' or 'tourist home', and all 45 chapters of the Village Code were enumerated and swept for a rental, lodging, licensing, registration or occupancy chapter — none exists. That whole-code step is mandatory in this county: Mendon hides a full STR operating-permit regime in Ch. 208, Gates in Ch. 148, and the Village of Pittsford requires BOTH a zoning permission under its Article 29 and a separate Ch. 154 rental property permit. Scottsville's negative is therefore tested at both levels. The earlier entry stated the village had no bed-and-breakfast or lodging use of any kind, inferred from the supplemental-regulations article because Attachment 1 had not been pulled. THAT WAS WRONG. Table 170-11.1 lists a BED-AND-BREAKFAST as SPECIALLY PERMITTED (SP) in R1-16, R1-12 AND R1-6, and prohibited only in RA1-4 and RM. So Scottsville sits with Churchville, Honeoye Falls, Brockport and the Village of Pittsford, not with Riga and Wheatland. A bed-and-breakfast is an owner-present lodging use on a special permit and is NOT a whole-house short-term rental, so it does not change strStatus — but the claim that the village permits no lodging at all is retracted. The bed-and-breakfast carries an asterisk in the table, meaning it is a Special Use subject to the additional regulations of ARTICLE IX. THE USE TABLE IS A CLOSED MATRIX — its own notes define P as Permitted, SP as Specially Permitted and an em dash as PROHIBITED — so an unlisted whole-house short-term rental is affirmatively prohibited rather than merely unaddressed. strStatus is recorded 'unknown' rather than 'prohibited' only because that reading has not been confirmed with the Village. New York State's 2025 statewide short-term rental registry (Ch. 99 of the Laws of 2025) obliges every host to register regardless of local law. Confirm with Code Enforcement at (585) 889-6050.
- Districts mapped5 zoning districts in the Village of Scottsville.
- Building dept(585) 889-6050
- Zoning last reviewed2026-08-13
Sizing up a specific parcel in Scottsville?
Aldo pulls the exact zoning district, setbacks, and build feasibility for any parcel — before you buy. Enter your email to open Aldo and run your free report.
Building an accessory unit instead?
An 800 sq ft ADU in Scottsville runs about $200k–260k, and the per-square-foot rate is higher than a full house because the kitchen, bath, panel and heating plant cost the same either way. See what it costs to build an ADU in Scottsville, priced by size.
Cost to build in nearby towns
All Monroe County towns: Rochester (City) · Brighton · Chili · Clarkson · Gates · Greece · Hamlin · Henrietta · Irondequoit · Mendon · Ogden · Parma · Penfield · Perinton · Pittsford · Riga · Rush · Sweden · Webster · Wheatland · Town/Village of East Rochester (Village) · Brockport (Village) · Churchville (Village) · Fairport (Village) · Hilton (Village) · Honeoye Falls (Village) · Pittsford (Village) · Spencerport (Village) · Webster (Village)
More on Scottsville: Zoning for new construction · ADU rules · Monroe County build cost
Cost to build in Scottsville: common questions
How much does it cost to build a house in Scottsville, NY?
A standard-finish new build in Village of Scottsville runs about $204–268/sq ft all in, general-contractor margin included, which puts a 1,800 sq ft house at roughly $370k–480k. A full basement, a sloped or wooded site, or a winter foundation pour each add to that, and a custom or luxury finish level moves it up again.
What is the cheapest way to build in Scottsville?
The three levers that move a budget most here are finish level, foundation and site. Standard finish on a slab, on a flat and already-cleared lot, in the warm season, is the floor - every step away from that combination is priced in the tables above. Square footage matters less than people expect, because the per-square-foot rate barely moves between a 1,200 and a 2,500 sq ft house; what changes is the total.
Do I need a bigger lot to build in Scottsville?
The smallest residential minimum lot size in Village of Scottsville is 0.1377 acres, and the more rural districts go up to 0.3673 acres. Which minimum applies depends on the district your parcel sits in, so confirm the district before you assume a lot is buildable.
Does it cost more to build in winter in Scottsville?
Yes. Foundation and site work carry a winter premium because of frost protection, heating and ground conditions, and at Monroe County pricing that works out to about +$2.8–4/sq ft across the whole build. It is usually cheaper to wait for spring than to pay it, unless the schedule is already costing you more somewhere else.
Construction figures are modeled estimates from Offsite's cost engine in current 2026 dollars, general-contractor margin included, using the Monroe County regional index. They are planning numbers for decision-support only - not a bid, quote, or guarantee, and not architectural or engineering advice. Zoning figures for the Village of Scottsville come from the municipal code (last reviewed 2026-08-13) and can carry district exceptions and overlays this page does not show. Actual cost depends on the specific parcel, design, site conditions and market at the time you build; verify with the building department at (585) 889-6050 and get a real estimate before you commit. Sources: Offsite / Aldo cost engine (costEngine.js + constants.js); zoning dataset (municipalData.js) .