Nunley Custom Homes

Nunley Custom Homes operates as a design-build firm based in Greenville, South Carolina, where it has spent more than 34 years refining its approach to residential construction and renovation. The company handles the full scope of ADU projects, from initial consultation through design, permitting, construction, and final walkthrough, without handing work off to subcontractors at different stages. This integrated model means the same team that understands your property and your goals is responsible for seeing the job through. Located at 15 Lookout Lane in Greenville, the firm has become a fixture in the local construction community, with a reputation built on consistent execution and strong client relationships across the Upstate South Carolina region. The approach reflects a deliberate philosophy: when a single firm owns the outcome from concept to completion, quality and accountability follow naturally. Unlike firms that draw plans and disappear, or general contractors who hire subs and step back, Nunley maintains continuity of responsibility and vision throughout the process.

An ADU with Nunley Custom Homes typically runs between $150 and $400 per square foot, depending on scope. The firm builds multiple ADU types: detached units sitting on the same property as your home, attached structures that connect to the primary residence, garage conversions, and basement or attic renovations. Pricing for specific styles breaks down roughly as $50,000 to $100,000 for attic conversions, $75,000 to $150,000 for above-garage units, and $100,000 to $250,000 for fully detached structures. These figures capture the middle ground; specialty designs, high-end finishes, and complex site conditions will push costs higher, while simpler projects may come in lower.

The process Nunley uses is straightforward but thorough. First comes consultation and design. The team visits your property in person, discussing what the ADU serves (rental income, guest space, aging parent housing, a home office), reviewing the site conditions and any constraints like topography or tree placement, and developing preliminary plans. Rather than imposing a template, they work up designs tailored to your specific site and budget. That initial design phase typically involves multiple rounds of refinement before permitting begins, ensuring the plan is buildable and appropriate for your property.

Second is permits and compliance. Greenville and surrounding South Carolina municipalities have varying requirements around setbacks, lot coverage, HOA rules, and owner-occupancy. Some neighborhoods have deed restrictions or historical district oversight. Others allow ADUs freely. The firm navigates those regulations, securing the necessary variances and approvals so you don't have to interpret zoning codes or make multiple trips to the municipal office. They coordinate with the city or county, handle building permits, and manage the inspection schedule throughout construction.

Third is construction itself. The crew manages framing, electrical systems, plumbing, HVAC installation, and all finish work. Because this is a design-build firm, the same superintendent or project manager who was there at the design phase is typically on site overseeing the work, which means continuity and accountability. They know what you wanted because they were part of conceiving it.

Last is the final walkthrough and handover. Nunley confirms that the completed work meets the design and the contract before you take possession, addressing any punch-list items beforehand. That final step is critical and often rushed or skipped by builders trying to move on to the next job. Nunley treats it as part of the service.

The firm specializes in designs that fit the character of Upstate South Carolina homes. That means many of their ADUs mirror existing architecture: if your primary home is a traditional brick colonial, the ADU will likely be brick colonial too. This principle avoids the common mistake of dropping an incongruous design onto a property, which can lower curb appeal and create neighborhood tension. Sustainability-focused designs are also available, incorporating features like Energy Star systems, high-efficiency insulation, and passive solar orientation when the site allows. Luxury finishes like high-end cabinetry and premium flooring are options for clients willing to invest in durability and aesthetics.

One common arrangement Nunley builds is a detached guest house, freestanding on the same lot as your primary home. This works well as a rental, as an accessory apartment for aging parents or adult children, or simply as a private retreat for occasional guests. A detached unit offers maximum privacy and separation but typically commands the highest price because it requires a complete separate foundation, roof, and utility feeds.

Another is an above-garage suite, built over an existing two- or three-car garage or as part of a new garage structure. This maximizes an existing footprint and keeps costs lower than a fully detached unit because the foundation and some structural work is already there or is consolidated. Garage apartments are popular in neighborhoods where lot size is limited or setback requirements make a detached building difficult to place.

Attic conversions work well when you're trying to add density without expanding the footprint of the property. They require careful structural assessment and often involve reinforcing the existing framing, adding stairs and egress windows, and managing mechanical systems in tight spaces. Basement conversions follow similar logic, though moisture management in South Carolina basements is critical and often requires drainage upgrades or a waterproofing system before you can occupancy any below-grade space.

The firm's website shows portfolio images of completed projects, ranging from modest guest houses to substantial ADUs with separate driveways and entries. Houzz features 23 reviews from past clients, averaging 4.8 out of 5 stars, with customers commenting on responsive communication, clean job sites, and attention to finishing details. One review noted that the team met the promised timeline and stayed on budget despite unforeseen structural issues. Another mentioned that the owner, Joseph Nunley, was regularly on site. That hands-on presence is characteristic of the design-build model: the principal stays involved rather than appearing only at the start and end.

A design-build firm's advantage is alignment of incentives. Nunley profits from getting the job right the first time, not from change orders and rework, so there's built-in pressure to scope accurately and design thoughtfully. Conversely, the firm is not a low-cost, high-volume operation. This is not the path if you want the absolute cheapest ADU. The tradeoff is that you're working with a team that has invested decades in one geography and cares about its reputation locally. That matters in South Carolina, where word-of-mouth referrals and long-term relationships drive business.

Nunley Custom Homes is also a player in the broader renovation market, not ADU-specific. They build additions (second stories, bonus rooms, sunrooms, primary suites), remodel kitchens and bathrooms, finish basements, and undertake whole-home updates. That diversification means the firm has deep skills in structural work, mechanical systems, and materials that directly apply to ADUs. A team that regularly ties new construction to existing homes knows how to match aesthetics, coordinate utilities, and handle the permitting complexities of adding density to an established neighborhood.

Beyond ADU work, Nunley's portfolio includes major home additions like second-story expansions, bonus rooms, sunrooms, and primary suite additions. This renovation experience directly translates to ADU success. A firm that regularly adds square footage to existing homes knows how to solve the structural challenges of tying new construction to old, coordinate MEP systems (mechanical, electrical, plumbing) across a mixed-age structure, and maintain aesthetic continuity. Kitchen and bathroom remodeling work demands attention to detail, quality materials, and finishes that homeowners live with daily. All of these skills apply to ADU work.

The company holds full state licensing and bonding in South Carolina and offers workmanship warranties on completed projects. The warranty gives you recourse if something fails or doesn't perform as specified, a guarantee you'll want in writing. Contact is through the main office line, (864) 380-0724, or by email at josephanunley@gmail.com. The office is located at 15 Lookout Lane in Greenville. They serve Upstate South Carolina, primarily the Greenville metro area and surrounding counties.

For homeowners in Greenville or the Upstate who want an ADU but value continuity, local expertise, and the security of a builder with a 34-year track record and a real office you can visit, Nunley Custom Homes is the natural choice. The firm's strength lies not in trendsetting or experimental materials, but in competent execution of straightforward work done by people who know the region, the code, and the craft. If you're adding an accessory unit to an existing home and want to work with someone with deep roots in Greenville, this is where to start.