That empty space in the back might be your best asset.

Clarity when it counts

You'll get the full truth on trade-offs before you're on the hook.

Every deal gives back

A portion of every commission supports Proud Ground (affordable homeownership) and Outdoor School (science education).

The Grand Union Way

We treat ADUs as a tailored asset strategy, not a trendy project, starting with your lot, your budget, and your goals – income, multigenerational living, future flexibility – then designing around what's actually feasible under Portland's rules. From build type to financing to compliance, our job is simple: help you decide whether an ADU belongs in your plan, and if it does, how to execute with clear numbers and low friction.

Story

Neighborhoods

Financing

Execution

The Grand Union Way

Our Process

We move in four clear phases:

Execution

Story

Financing

Neighborhoods

Step 1: Is Your Lot a Fit?

Portland gives homeowners several ADU paths, from lower-cost basement or garage conversions to detached cottages and more complex duplex conversions, so the first move is matching the build to your actual goal.

Step 2: The Real Math

An ADU can add equity and monthly rent, but the real question is whether the numbers hold on your specific property, in your neighborhood, with your financing and timeline.

Step 3: How to Pay for It

Grand Union helps you compare ADU funding paths, from HELOCs and cash-out refinances to construction loans and Portland-specific programs, then structure financing around your cash flow and long-term plans.

Step 4: Build, Compliance, and Real-Life Use

Getting ORSC wrong can mean delays and rework, so Grand Union connects you with licensed contractors who know the code and helps plan an ADU that can shift with your life over time.

Our Process

We move in four clear phases:

Step 1: Is Your Lot a Fit?

Portland allows multiple ADU paths: detached cottages ($150K–$250K with maximum privacy and strongest rental profile), garage conversions ($80K–$150K, fastest and budget-conscious), basement conversions ($60K–$120K, minimal yard impact), attached additions ($100K–$180K to solve space constraints), and duplex conversions ($180K–$300K, most complex). Step one is straightforward: match your lot and goals to the right build path instead of forcing the wrong one.

Step 2: The Real Math

A common scenario shows about $150K in build cost adding roughly $175K in value for around $25K in immediate equity. Layer in $1,400–$1,800 per month in rent and you're looking at $16,800–$21,600 annually with a 5–10 year payback depending on neighborhood and financing. Close-In Eastside locations often break even fastest while Northeast can take longer but still performs; the real question is whether your property, in your neighborhood, with your financing, actually works.

Step 3: How to Pay for It

Most ADUs are funded with a mix of equity and specialized lending: HELOCs (draw as you build with flexible timing), cash-out refinances (one loan, often lower rate), construction loans (funds released in stages), and Portland-specific programs with fee waivers and low-interest options that can save $15K–$25K upfront. We help you compare these paths and structure financing that supports your cash flow and long-term plans, not just find a way to pay for it.

Step 4: Build, Compliance, and Real-Life Use

The Oregon Residential Specialty Code (ORSC) governs everything from site plans and permits to ceiling assemblies, egress, electrical panels, and plumbing slope. Get it wrong and you face failed inspections, delays, and rework; get it right and you move smoothly to occupancy and resale with an ADU premium. We connect you with licensed contractors who know ORSC inside out, then plan for real-life use – rental income, aging parent or caretaker suite, adult kids, office or flex space – with flexibility to shift from family use to rental over time.

The Numbers That Matter

A typical build at $150K adds roughly $175K in value for around $25K immediate equity, with monthly rent between $1,400–$1,800 ($16,800–$21,600 annually) and 5–10 year payback periods. Cost bands run from $60K–$120K for basement conversions up to $150K–$250K for detached cottages, with garage conversions ($80K–$150K), attached additions ($100K–$180K), and duplex conversions ($180K–$300K) in between.

Why Work With Grand Union

We help you navigate them with context, honesty, and a strategy built around your life, not just the market.

Why Work With Grand Union

We help you navigate them with context, honesty, and a strategy built around your life, not just the market.

Story-first. not transaction-first

Your goal, timing and risk tolerance drive the plan, not the listing cycle.

Region- and neighborhood-specific strategy

Clarity when it counts

You'll get the full truth on trade-offs before you're on the hook.

Every deal gives back

A portion of every commission supports Proud Ground (affordable homeownership) and Outdoor School (science education).