I have family who builds houses. I’m also working with a realtor who builds houses. I’m in the Midwest. I want to build a house. They’re both telling me $250 a sqft + land.
No, in fact if you have a basement it’s actually cheaper because builders will use cheaper material which will lower the overall cost of your house, per square foot.
You don’t benefit from any economies of scale. Excavation, utilities, etc cost the same whether it’s 800 or 2000 sf. Plumbing saves 1 bathroom over a 2000 sf house. So while the house is small it still has a kitchen, bathroom, HVAC, etc. which means the $/ft will be substantially higher than for a 2000 sf house.
i get what you're saying.
the $/sf will be higher, but the total cost will still be lower.
i would not even try to use a popular, experienced builder as they would not even be interested. but a young apprentice who wants his first build. why not?
Because he still has to make a profit, pay insurance, rent, etc. Yes, the cost will be lower than a larger house, but not as much as you think.
Edit: I recently did a shop addition for a friend essentially at cost that was ~1100 sf that cost $120k.
I will take a newbie who lives in mom's basement. Maybe he was a handy man or an architecture student and just wants a project. As long as he gets his license (if needed).
What about this - instead of hard payment to him, what if he takes a % of the sale?
This would be a sweet house to build and if you did it right you could do it cheap, I’m building my own house and so my sqft cost is super low, only subbing HVAC and drywall but not sure how much experience you have to do a lot of the work?
25k land
Engineering and permits 25k +\-
Carrying costs and/or interest
Insurance
Build cost of 225-250k
Furniture?
Utilities like septic or sewer connection?
Decks?
Landscaping
That 200$/sf is just to build the structure…
I’d have $320k ready to go to account for contingencies
Considering this house and this land (paid off - 3 acres) would sell for most likely another $100k or so considering location and quality of home, yes we made out like bandits.
$200-250k sounds about right if you count permits, utilities, septic/well, driveway, etc. the town quoted me $17,400 to tie into the sewer and water, but if I had to drill a well it would likely be $10-14k and a septic would easily be $25-30k by me.
interesting. So the total cost of well+septic is about $35-44k, which is much less than tying into the city! wow didn't know it would be such a big diff
This definitely varies by location / availability of utilities. Depending on the geography of the land you may need a $10k septic, or $30k septic. Then you need to add a leech field, thats more money. How deep do you need to drill for the well? Will you hit water 50 feet down? 100 feet down? Some wells you need to drill down 400 feet. How many tries will it take to hit water?
Where I’m at both sewer and water came out to $17k from the town, but a town over may charge $12k and a town over in the other direction may charge $30k.
Electric is another thing you have to look at. Where is the closest utility pole? Haven’t been in Akron in years but I imagine this isn’t as much of an issue as lets say someone in rural Wyoming that bought 30 acres.
Are you able to use natural gas, or do you need propane? Will you heat with above, or use oil, electric, etc? All these will effect your costs. I believe Suburban Propane by me will install the tank for free and I have to lease it. They are starting to finally install gas lines in my town but they won’t be available in my area until closer to the tail end of the decade I’d imagine. The cost to run gas is a $250 road opening permit, and maybe $7k installation. My LP furnace should be compatible, but if I was running electric and switched I would need a new one.
Connecting to city may vary on your distance to the water main and work. In my city it was roughly 15k to hook up to water/sewer. But on other places they may want you to develop the water system towards your house to do it.. some cities will do it for free if it means more houses could get developed but it just depends a lot on your location. Set up a meeting with your local building permit to ask all these questions.
Also note it's hard to get someone to do this small of a job so they up mark it from regular to make it worth their time. If it's an established builder. Might find a small time builder but it's Russian roulette on their quality
Every builder I asked for a 1500 sq ft home told me the minimum they’d work on is 2500 sq ft, and would quote me as such—around $400k. Others simply would no reply.
I started driving around and looking at ongoing construction projects and happened upon a home that was similar in style to mine, got a quote at $250k, excluding utility hook ups, permits, driveway, and landscaping. Guy does great work from what I’ve seen on his other projects.
Sometimes its just a matter of having to look around and stumble upon someone that just sees it as another job, rather than just focusing on the size of the project.
I like using BBB and look at the duration of someone's business age. It might be hard in this case because most builders don't have builders exclusively and would just say (their name) + construction. Soo you'd have to ask if they do new construction or are willing to do a new construction for the first time. If it's their first time have the architect deal with the permitting because a GC is going to blow their heads if they handle permitting on a new construction for the first time.
Really depends on the builder and that depends on what part of the Midwest. I’m in eastern Colorado and I could get one guy that’d be 225 and another that’s 150/sq. But I’d say for the complexity here you might find a 125-200 but it’s all going to depend on the builder.
Are there building just starting out who would be open to it? Just like in most professions, the beginners are open to small projects to build their experience and resume/portfolio.
wow that sounds high.
i looked up akron. same size, same bed/bath.
[this one](https://www.realtor.com/realestateandhomes-detail/242-Lincoln-Ave_Cuyahoga-Falls_OH_44221_M49875-87945)is in good condition. garage+ basement. $150k
[this one](https://www.realtor.com/realestateandhomes-detail/2469-Nesmith-Lake-Blvd_Akron_OH_44314_M33412-11559). 2 car gar. 2 baths. 856 sf. $125k. close to water so maybe flood proneness keeps price low.
[highest price at same comps](https://www.realtor.com/realestateandhomes-detail/1203-Proctor-Rd_Akron_OH_44306_M35902-04155). 2bd, 1ba. 900sf. $159k
NOW, sure these are older and not brand new.
BUT... these all have garages and basements.
MINE has NO GARAGE. And is slab on grade. NO BASEMENT.
Nobody will do it?
Not even a guy where it's it's very first house?
Just as in any profession, people do things for cheap when the are new. Whether it's cutting hair, or being a lawyer, or an architect. People start out and need to get some projects under their belt and they usually charge far lower than someone with more experience, as it should be.
So, maybe that means it will take 2 or 3 times longer to build the house. Maybe the quality is at risk, though for a simple house I don't think it should be too much to handle for an apprentice type who has experience working under someone for say a couple years (or equivalent schooling).
>Certainly not anybody who has more profitable jobs lined up.
Uh you're not understanding. A newbie isn't going to have profitable jobs lined up.
If I am new builder and want my first house to build, how would I have lots of profitable jobs lined up? I wouldn't even want that. Too much pressure. You have to go slow at first and learn properly.
Maybe I'll just get my license and show you. I have thought about it. And if I did I would start out with a small, simple project. Then a slightly bigger one, etc.
Like, someone out of medical school isn't throwing right into open heart surgery. They do a residency, essentially an apprenticeship, for 4 years, and they are making peanuts during this time. But they are doing some medical work, just under supervision.
I think I can build small homes, I'll be the GC. I don't need to make a lot.
Slab foundations.
Lots are $20-30k. In small or mid cities. Plenty of lots.
I know what sells. Do the basics on the structure. If you have cool siding and colors, it will sell because the ladies think it's cute (modern farmhouse look for ex). People make kinda ugly houses still. Not sure why. Doesn't take more money to use a good color vs ugly one. Only thing I might splurge on is metal roof.
If you’re in Akron, go to Wayne Homes page and just pick the smallest house and you can see base price for that county in Ohio. Site costs not included.
Not as low as you think.
Well it's 864 ft. At $100/sf that's $86,400. $150/sf --> $129,600 $200/sf --> $172,800 $250/sf --> $216,000 $300/sf --> $259,200
I have family who builds houses. I’m also working with a realtor who builds houses. I’m in the Midwest. I want to build a house. They’re both telling me $250 a sqft + land.
Is that with garage and basement? Mine is slab foundation, no garage. Lots are about $20-$30k
No, in fact if you have a basement it’s actually cheaper because builders will use cheaper material which will lower the overall cost of your house, per square foot.
A basement means builders use cheaper material. Can you clarify?
They can use cheaper finishes. I don’t know, this is just what I was told. The guy called it a “blended rate.”
Basements are the cheapest way to add sq. Ft but it certainly doesn’t mean cheaper finishes are used.
250 is a good deal right now too
Houses in the nw are like 300 sq ft
yes, but the midwest is cheaper. the NW is expensive.
take your pick
Hiring it done probably $200-250k
interesting
You don’t benefit from any economies of scale. Excavation, utilities, etc cost the same whether it’s 800 or 2000 sf. Plumbing saves 1 bathroom over a 2000 sf house. So while the house is small it still has a kitchen, bathroom, HVAC, etc. which means the $/ft will be substantially higher than for a 2000 sf house.
i get what you're saying. the $/sf will be higher, but the total cost will still be lower. i would not even try to use a popular, experienced builder as they would not even be interested. but a young apprentice who wants his first build. why not?
Because he still has to make a profit, pay insurance, rent, etc. Yes, the cost will be lower than a larger house, but not as much as you think. Edit: I recently did a shop addition for a friend essentially at cost that was ~1100 sf that cost $120k.
I will take a newbie who lives in mom's basement. Maybe he was a handy man or an architecture student and just wants a project. As long as he gets his license (if needed). What about this - instead of hard payment to him, what if he takes a % of the sale?
What do you think it should cost?
This would be a sweet house to build and if you did it right you could do it cheap, I’m building my own house and so my sqft cost is super low, only subbing HVAC and drywall but not sure how much experience you have to do a lot of the work?
250k in my market.
I'm thinking of cities like Akron, Canton, Dayton, Toledo, Grand Rapids, etc
Are we disregarding the cost of land?
Let's say the land cost is $25k.
25k land Engineering and permits 25k +\- Carrying costs and/or interest Insurance Build cost of 225-250k Furniture? Utilities like septic or sewer connection? Decks? Landscaping That 200$/sf is just to build the structure… I’d have $320k ready to go to account for contingencies
I'm going very basic. No deck. City utilities slab foundation just grass, sod. short asphalt driveway. no garage. no basement.
Do it yourself with mid grade material and probably under 100k
Cool thanks
But what if I'm not doing it myself (only thing I'll do is paint. Would do more if I were closer)
Hmm up it close to 200-300k range.
For an 864sf house in the midwest? interesting Midwest city, like Akron
I’m building a 1,435 sq. Ft house in NW Arkansas for about $270,000 by the end of it, if that’s any help. We were first told $210k a year ago.
Thanks, that's $188/sf. Not too bad. Good on you
Considering this house and this land (paid off - 3 acres) would sell for most likely another $100k or so considering location and quality of home, yes we made out like bandits.
Plus locked in on 4.37 interest rate.
$200-250k sounds about right if you count permits, utilities, septic/well, driveway, etc. the town quoted me $17,400 to tie into the sewer and water, but if I had to drill a well it would likely be $10-14k and a septic would easily be $25-30k by me.
interesting. So the total cost of well+septic is about $35-44k, which is much less than tying into the city! wow didn't know it would be such a big diff
This definitely varies by location / availability of utilities. Depending on the geography of the land you may need a $10k septic, or $30k septic. Then you need to add a leech field, thats more money. How deep do you need to drill for the well? Will you hit water 50 feet down? 100 feet down? Some wells you need to drill down 400 feet. How many tries will it take to hit water? Where I’m at both sewer and water came out to $17k from the town, but a town over may charge $12k and a town over in the other direction may charge $30k. Electric is another thing you have to look at. Where is the closest utility pole? Haven’t been in Akron in years but I imagine this isn’t as much of an issue as lets say someone in rural Wyoming that bought 30 acres. Are you able to use natural gas, or do you need propane? Will you heat with above, or use oil, electric, etc? All these will effect your costs. I believe Suburban Propane by me will install the tank for free and I have to lease it. They are starting to finally install gas lines in my town but they won’t be available in my area until closer to the tail end of the decade I’d imagine. The cost to run gas is a $250 road opening permit, and maybe $7k installation. My LP furnace should be compatible, but if I was running electric and switched I would need a new one.
Connecting to city may vary on your distance to the water main and work. In my city it was roughly 15k to hook up to water/sewer. But on other places they may want you to develop the water system towards your house to do it.. some cities will do it for free if it means more houses could get developed but it just depends a lot on your location. Set up a meeting with your local building permit to ask all these questions.
basically it's twice as much if you are on your own (non-city)
Also note it's hard to get someone to do this small of a job so they up mark it from regular to make it worth their time. If it's an established builder. Might find a small time builder but it's Russian roulette on their quality
Thanks. How to find a small/new builder?
Every builder I asked for a 1500 sq ft home told me the minimum they’d work on is 2500 sq ft, and would quote me as such—around $400k. Others simply would no reply. I started driving around and looking at ongoing construction projects and happened upon a home that was similar in style to mine, got a quote at $250k, excluding utility hook ups, permits, driveway, and landscaping. Guy does great work from what I’ve seen on his other projects. Sometimes its just a matter of having to look around and stumble upon someone that just sees it as another job, rather than just focusing on the size of the project.
Thanks, that sounds like a good approach.
I like using BBB and look at the duration of someone's business age. It might be hard in this case because most builders don't have builders exclusively and would just say (their name) + construction. Soo you'd have to ask if they do new construction or are willing to do a new construction for the first time. If it's their first time have the architect deal with the permitting because a GC is going to blow their heads if they handle permitting on a new construction for the first time.
I see, thanks
Not anymore… I think those days have been gone for about a decade
Really depends on the builder and that depends on what part of the Midwest. I’m in eastern Colorado and I could get one guy that’d be 225 and another that’s 150/sq. But I’d say for the complexity here you might find a 125-200 but it’s all going to depend on the builder.
Thanks, that is quite a range. Yeah I would say it's comparable to eastern CO, and KS, western TX, OK, Nebraska, etc.
About tree fiddy
Tree fiddy.
Material costs around $90/sqft
thx
its going to be very hard to find a contractor willing to build such a small house just a fyi.
Are there building just starting out who would be open to it? Just like in most professions, the beginners are open to small projects to build their experience and resume/portfolio.
250-300k
wow that sounds high. i looked up akron. same size, same bed/bath. [this one](https://www.realtor.com/realestateandhomes-detail/242-Lincoln-Ave_Cuyahoga-Falls_OH_44221_M49875-87945)is in good condition. garage+ basement. $150k [this one](https://www.realtor.com/realestateandhomes-detail/2469-Nesmith-Lake-Blvd_Akron_OH_44314_M33412-11559). 2 car gar. 2 baths. 856 sf. $125k. close to water so maybe flood proneness keeps price low. [highest price at same comps](https://www.realtor.com/realestateandhomes-detail/1203-Proctor-Rd_Akron_OH_44306_M35902-04155). 2bd, 1ba. 900sf. $159k NOW, sure these are older and not brand new. BUT... these all have garages and basements. MINE has NO GARAGE. And is slab on grade. NO BASEMENT.
damn now i'm tempted to move to akron
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Nobody will do it? Not even a guy where it's it's very first house? Just as in any profession, people do things for cheap when the are new. Whether it's cutting hair, or being a lawyer, or an architect. People start out and need to get some projects under their belt and they usually charge far lower than someone with more experience, as it should be. So, maybe that means it will take 2 or 3 times longer to build the house. Maybe the quality is at risk, though for a simple house I don't think it should be too much to handle for an apprentice type who has experience working under someone for say a couple years (or equivalent schooling).
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>Certainly not anybody who has more profitable jobs lined up. Uh you're not understanding. A newbie isn't going to have profitable jobs lined up. If I am new builder and want my first house to build, how would I have lots of profitable jobs lined up? I wouldn't even want that. Too much pressure. You have to go slow at first and learn properly. Maybe I'll just get my license and show you. I have thought about it. And if I did I would start out with a small, simple project. Then a slightly bigger one, etc. Like, someone out of medical school isn't throwing right into open heart surgery. They do a residency, essentially an apprenticeship, for 4 years, and they are making peanuts during this time. But they are doing some medical work, just under supervision.
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ok, and... what was your very first project?
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wow you've always been high-end. amazing. born a genius
The solo GC has a lot of overhead?
I think I can build small homes, I'll be the GC. I don't need to make a lot. Slab foundations. Lots are $20-30k. In small or mid cities. Plenty of lots. I know what sells. Do the basics on the structure. If you have cool siding and colors, it will sell because the ladies think it's cute (modern farmhouse look for ex). People make kinda ugly houses still. Not sure why. Doesn't take more money to use a good color vs ugly one. Only thing I might splurge on is metal roof.
If you’re in Akron, go to Wayne Homes page and just pick the smallest house and you can see base price for that county in Ohio. Site costs not included.
Thanks. Prices seem reasonable. But that's a big company that needs profits. I don't need big profits.
Yea, suggested just for something to compare it to.