Are the prints already drawn?
Mainland structure or island?
Town approved already or has the permitting process not begun?
Sounds like more than just adding a 2nd level considering the kitchen expansion you mention.
Is the intent to have the 2nd floor, plumbing and electrical done and you will finish or are you looking to have this completed top to bottom, sheetrock, finish work, trim, etc.
My thoughts are that an estimate is nearly impossible as the materials alone are a considerable factor...what type of siding, how many windows, which style windows, the fixtures, bathroom and on and on....
For example, I am in the midst of writing an estimate for a garage build that involves demo of existing structure and slab, install new slab, build 2 car garage with mudroom connecting to the house.
Based on a question similar to yours, the customer expressed frustration as he has gotten numbers ranging from 80k to 220k.
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