How much does it cost to build a self-storage facility?

A self-storage facility costs $500,000 to $5 million to build depending on size, land costs, and whether climate-controlled. A small 100-unit facility on affordable land starts at $500,000 to $1 million. A 300-unit climate-controlled facility in a suburban market runs $2 million to $5 million. Land and construction are the dominant costs.

Is self-storage a good investment?

Self-storage is one of the most stable real estate investments with occupancy rates averaging 90%+ nationwide. Once built, operating costs are low since there are no tenants to maintain, no kitchens, and minimal staff needed. Net operating margins of 40 to 60 percent are common for well-managed facilities. REITs have demonstrated consistent returns in this sector.

How long does it take for a storage facility to fill up?

New storage facilities typically take 18 to 36 months to reach stabilized occupancy of 85 to 90 percent. Early months require aggressive marketing and competitive pricing. Location within 3 to 5 miles of dense residential areas with limited existing storage supply accelerates lease-up. Once stabilized, annual revenue per square foot ranges from $8 to $20.

Self-Storage Facility Startup Cost Comparison

Colorado Springs, CO vs Chicago, IL

Colorado Springs, CO

$361,000 - $4,278,000

COL Index: 105.2

Chicago, IL

$557,000 - $7,093,000

COL Index: 107.8

Detailed Cost Comparison

Expense	Colorado Springs, CO	Chicago, IL	Difference
Business Registration & Licenses	$500 - $3,000	$500 - $3,000	Same
Land & Building	$213,000 - $3,195,700	$391,300 - $5,869,600	-46%
Storage Units & Access	$98,000 - $784,000	$115,000 - $920,000	-15%
Management Software & Security	$10,000 - $50,000	$10,000 - $50,000	Same
Business Insurance (Annual)	$5,000 - $20,000	$5,000 - $20,000	Same
Marketing & Visibility	$3,000 - $15,000	$3,000 - $15,000	Same
Working Capital (6 Months)	$31,600 - $210,400	$32,300 - $215,600	-2%
Total Estimated Cost	$361,000 - $4,278,000	$557,000 - $7,093,000	-39%

Local Market Factors

Factor	Colorado Springs	Chicago
Cost of Living Index	105.2	107.8
Commercial Rent ($/sqft/yr)	$14 - $35	$25 - $65
Labor Rate Index	0.98	1.15
Sales Tax	8.25%	10.25%
Minimum Wage	$14.42/hr	$15.80/hr
LLC Filing Fee	$50	$150

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