House building question

[MountaineerWV]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

 

[ewtwva1]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

 

[Mntneer]

$85/sqft is very low. Typically not going to be found unless you're doing a tract home in a Dan Ryan type development.

The more you have on the first floor the more you'll have in foundation costs, as it doesn't cost as much to go up as it does to go out.

 

[dave]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

If you can get 85/sqft you are doing pretty good. Economically speaking i dont know which one is better. Economically the only thing I can think of his the bigger your upstairs the more warm air might escape to the upstairs. I know my upstairs is a ***** to heat.

 

[WhiteTailEER]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

By "open to below" do you mean that the living room downstairs is a great room? Meaning there's a balcony type hallway upstairs looking down over the living room?

Just not familiar with "open to below".

If it is that ... I had a home like that for a little while, I bit larger than what you are considering and I was able to heat the entire house most of the night with a fireplace insert burning locust with the air vents turned down to the "slow burn" setting. The coals would be hot enough in the morning that all I had to do was throw more logs in there and it would start burning. (I only mention that the house was larger because even being bigger, the whole thing could be heated that way)

If that's not what you meant ... then just forget I was ever here.

 

[RichardPeterJohnson]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

I built a Cape Cod 18 years ago. When we starting the process, I told my wife that she could do the inside and I'd do the outside. I found a Cape Cod template that we took to designer and came up with the final plan. I like the look. Two pices of advice that I'd give....#1 don't cut corners on windows and doors. Buy the best. #2 build a basement. My house.....

 

[Airport]

For anyone out there. Give me some of your knowledge, if possible.

I'm looking at building another home. Never had one built before. Always have bought on-the-market houses. But here are my options. Which would be best economically, in your opinion.

1. Cape Cod style home, about 2000 square feet. First floor would be 1400 square feet, upstairs would be about 600. There would be an "open to below" to the living room. The roof would be a 10/12 pitch. The upstairs would have a shed dormer for master bedroom.

2. Traditional 2-story home, about 1780 square feet. There would be an attached garage as well. Downstairs would be around 1000 square feet, upstairs around 800 square feet (again, living room open below). Roof pitch would be either 6/12 or 8/12.

I know other factors come in to play, mainly the "bells and whistles" as far as what type of windows and cabinets, etc. But just saying basic "stuff" after shell construction, insulation, etc.

I had a guy tell me around here $85/square foot, but that's just a number that can't be used for every construction project. And FYI, I live in the southern part of West Virginia.

Sounds low for a stick build. I would expect something closer to 100 to 115 per sq ft. Things you might like, central vaccum, large gas hot water heater, gas heat not electric, programmable thermostat, zone heating and cooling, power roof ventilator to keep the attic cool and roof cooler, Don't face your house south or southwest, it will be more expensive to cool and front doors and windows will wear from sun exposure

 

[WhiteTailEER]

Sounds low for a stick build. I would expect something closer to 100 to 115 per sq ft. Things you might like, central vaccum, large gas hot water heater, gas heat not electric, programmable thermostat, zone heating and cooling, power roof ventilator to keep the attic cool and roof cooler, Don't face your house south or southwest, it will be more expensive to cool and front doors and windows will wear from sun exposure

Southern WV.

Great advice on everything, although if it was me I'd probably look into the tankless hot water system. Definitely go with gas though.

If it was me, doing new construction, I'd have solar done during the construction. I know SIPs (structural insulated panels) were getting some traction about 10-12 years ago, but I'm not sure if they ever took hold. They are strong and have a higher R rating than traditional stick built homes. Might be worth looking into.

 

[MountaineerWV]

I built a Cape Cod 18 years ago. When we starting the process, I told my wife that she could do the inside and I'd do the outside. I found a Cape Cod template that we took to designer and came up with the final plan. I like the look. Two pices of advice that I'd give....#1 don't cut corners on windows and doors. Buy the best. #2 build a basement. My house.....

That's a gorgeous house. I'm designing mine using the computer software recommended by a builder. If you don't mind me asking, and I know it was 18 years ago, but your house would be over/under $200,000 to build (not valued)?

And to answer some of the other questions. The "open to below" would be a hallway/balcony overlook in to the downstairs great room from the upstairs. I like the two-story great room with a fireplace. I'm divided on wood burning or gas fireplace right now.

Also, the local builders in my area that have built some homes around me have all told me that they have been building two-story homes at a cost of between $75-95/sq feet. Now that doesn't include a basement or a garage. But they also told me that the low-end price was for perfect, or almost perfect, rectangle or square houses. Any nook or angle will add to materials and cost. That's why they told me if I were designing one, try to do these simple things to keep the cost down:

1. Rectangle is cheap
2. 6/12 or 8/12 roof pitch (of course Cape Cod would be 10/12 or 12/12)
3. Avoid custom windows
4. Up is cheaper than out.....they said a 36 X 30 two story would be cheaper than a 58 X 30 single story, for example.

I'm getting a bit older, so this would be probably (hopefully) my last home. Knowing my luck, the day I make my last payment will be the day I die and cannot enjoy no mortgage and freedom!!!!

 

[MountaineerWV]

Southern WV.

Great advice on everything, although if it was me I'd probably look into the tankless hot water system. Definitely go with gas though.

If it was me, doing new construction, I'd have solar done during the construction. I know SIPs (structural insulated panels) were getting some traction about 10-12 years ago, but I'm not sure if they ever took hold. They are strong and have a higher R rating than traditional stick built homes. Might be worth looking into.

I've had a guy recommend some solar panels and such for my new construction. He said he did it with his, and it has cut down on his energy costs dramatically. He did say the cost in the beginning to have them put in is pretty high, but after a few years you will make that money back.

 

[Airport]

I built a Cape Cod 18 years ago. When we starting the process, I told my wife that she could do the inside and I'd do the outside. I found a Cape Cod template that we took to designer and came up with the final plan. I like the look. Two pices of advice that I'd give....#1 don't cut corners on windows and doors. Buy the best. #2 build a basement. My house.....

Nice house. I've found that you get a lot for your money in Tenn homes. A lot of those HGTV stuff takes place in Tenn. How many square feet? Pool? My wife wants a pool, we are 1 mile from the best pool in the Raonoke Valley at HVCC, I told her when I die, she can call the pool people.

 

[WhiteTailEER]

And to answer some of the other questions. The "open to below" would be a hallway/balcony overlook in to the downstairs great room from the upstairs. I like the two-story great room with a fireplace. I'm divided on wood burning or gas fireplace right now.

My cousin has free gas and a gas fireplace ... since you're torn, I have to assume you won't have free gas.

Wood can be a pain but I like the look and the smell and the sound and all of that. Of course when I was cutting and splitting and stacking I definitely saw the attraction in just pushing a button and turning a knob.

 

[Airport]

I've had a guy recommend some solar panels and such for my new construction. He said he did it with his, and it has cut down on his energy costs dramatically. He did say the cost in the beginning to have them put in is pretty high, but after a few years you will make that money back.

One thing they never mention is how long they will last and how much to dispose of them once you remove them. Same with the hybrid cars, battery replacement and disposal is high.

 

[bornaneer]

I would also suggest top rated windows and doors as well as at least 9 ft ceilings on all floors and basement.

 

[WhiteTailEER]

I've had a guy recommend some solar panels and such for my new construction. He said he did it with his, and it has cut down on his energy costs dramatically. He did say the cost in the beginning to have them put in is pretty high, but after a few years you will make that money back.

With the design you're looking at ... you fireplace can heat the entire house, and then if you do solar it will probably cover most of your needs provided you're well insulated and pick efficient appliances and everything.

I calculated out solar for my home and based on the solar irradiation tables for my home (NCWV) I would produce more than I use in Summer, be a bit short in Winter and Spring and Fall would be about even.

It is expensive, but it's also a lot cheaper to do it now than doing it later.

You could even just start with 1 or 2 panels, but have everything else done to accommodate them by the electrician. Then your upfront cost isn't quite as much and you can add panels as you want later on. You can get microinverters now with each individual panel and the whole thing just daisy chains together which makes it easy to scale out over time.

 

[WhiteTailEER]

One thing they never mention is how long they will last and how much to dispose of them once you remove them. Same with the hybrid cars, battery replacement and disposal is high.

The first solar panels ever made are still producing power.

 

[RichardPeterJohnson]

That's a gorgeous house. I'm designing mine using the computer software recommended by a builder. If you don't mind me asking, and I know it was 18 years ago, but your house would be over/under $200,000 to build (not valued)?

And to answer some of the other questions. The "open to below" would be a hallway/balcony overlook in to the downstairs great room from the upstairs. I like the two-story great room with a fireplace. I'm divided on wood burning or gas fireplace right now.

Also, the local builders in my area that have built some homes around me have all told me that they have been building two-story homes at a cost of between $75-95/sq feet. Now that doesn't include a basement or a garage. But they also told me that the low-end price was for perfect, or almost perfect, rectangle or square houses. Any nook or angle will add to materials and cost. That's why they told me if I were designing one, try to do these simple things to keep the cost down:

1. Rectangle is cheap
2. 6/12 or 8/12 roof pitch (of course Cape Cod would be 10/12 or 12/12)
3. Avoid custom windows
4. Up is cheaper than out.....they said a 36 X 30 two story would be cheaper than a 58 X 30 single story, for example.

I'm getting a bit older, so this would be probably (hopefully) my last home. Knowing my luck, the day I make my last payment will be the day I die and cannot enjoy no mortgage and freedom!!!!

Thanks for the compliment. I love my house. Mine was north of your figure since it's 4400 sq ft. New homes around here are now being built for over $100/sq ft. With real estate prices being still pretty low, very few new homes are being built around my neck of the woods. But it sure was fun building. So many people told us how stressful it was and how my wife and I would be at each other's throats. But we experienced none of that. I learned a lot about building a home. Wish I had a basement namely. I'd do it again and just might since my kids are about gone and we don't need that much house anymore.

 

[RichardPeterJohnson]

Nice house. I've found that you get a lot for your money in Tenn homes. A lot of those HGTV stuff takes place in Tenn. How many square feet? Pool? My wife wants a pool, we are 1 mile from the best pool in the Raonoke Valley at HVCC, I told her when I die, she can call the pool people.

I'm at 4400 sq ft and we did add a pool about 10 years ago. It was great when the kids were little. it was the neighborhood gathering place. But it wasn't used a lot last summer. I keep it open all year but don't heat it unless we know someone wants to swim. It's a bit of a pain to maintain during the off season with leaves and critters and all that. It's a salt water pool but it doesn't generate chlorine if the water temp is below 50. So I need to add chlorine occasionally in the winter if the temp rises a little to kill algae. Although I like the pool and have enjoyed having one, I wonder if it will adversely affect re-sale value.

 

[bornaneer]

Another couple things I would look at. All brick and or 2x6 outside walls studs instead of 2x4.

 

[Airport]

I'm at 4400 sq ft and we did add a pool about 10 years ago. It was great when the kids were little. it was the neighborhood gathering place. But it wasn't used a lot last summer. I keep it open all year but don't heat it unless we know someone wants to swim. It's a bit of a pain to maintain during the off season with leaves and critters and all that. It's a salt water pool but it doesn't generate chlorine if the water temp is below 50. So I need to add chlorine occasionally in the winter if the temp rises a little to kill algae. Although I like the pool and have enjoyed having one, I wonder if it will adversely affect re-sale value.

Mine is 4400 too. Brick . I wish he had put vinyl windows. Wood are a PIA.

 

[Mntneer]

It's been one year since my wife and I moved into our new house. As a GC I did it myself, so it took a little longer than with other builders.

Biggest expenses with any home:
1)Site Work: Excavation can be expensive if you find lots of rock.
2)Foundation/Basement Wall: The deeper you go (I did 10' basement height) the more you'll run into.
3)Brick vs. Vinyl Siding: I went with an oversized brick but with a flemish bond. But on average expect brick costs to be $400 per thousand for material and $600 per thousand for labor.
4)Trim work can add up if you go crazy with it: Don't skimp on it however.
5)Kitchens... Kitchens... Kitchens....: My wife busted my balls over the kitchen.

My raw costs were around $160/sqft, but had I not done somethings myself, like being a Control 4 system dealer, it could have been worse.

One thing I would recommend, in being a Control 4 dealer, is don't skimp on your low voltage and pre-planning for it. If you ever want anything like distributed audio/video, networking, security cameras and systems, HVAC control and lighting control, now is the time to do it. I installed 2 new cameras outside this past Saturday and because of the pre-planning I did during construction I had them up and running within 2 hours.

 

[Airport]

It's been one year since my wife and I moved into our new house. As a GC I did it myself, so it took a little longer than with other builders.

Biggest expenses with any home:
1)Site Work: Excavation can be expensive if you find lots of rock.
2)Foundation/Basement Wall: The deeper you go (I did 10' basement height) the more you'll run into.
3)Brick vs. Vinyl Siding: I went with an oversized brick but with a flemish bond. But on average expect brick costs to be $400 per thousand for material and $600 per thousand for labor.
4)Trim work can add up if you go crazy with it: Don't skimp on it however.
5)Kitchens... Kitchens... Kitchens....: My wife busted my balls over the kitchen.

My raw costs were around $160/sqft, but had I not done somethings myself, like being a Control 4 system dealer, it could have been worse.

One thing I would recommend, in being a Control 4 dealer, is don't skimp on your low voltage and pre-planning for it. If you ever want anything like distributed audio/video, networking, security cameras and systems, HVAC control and lighting control, now is the time to do it. I installed 2 new cameras outside this past Saturday and because of the pre-planning I did during construction I had them up and running within 2 hours.

Did you design the space shuttle?

 

[MountaineerWV]

Thanks for all the replies and suggestions. Keep 'em coming! I appreciate it. This is a whole lot better than our bickering over politics. Which we should get back at as soon as the 26th! [thumbsup]

My house is on flat land. No site work needed (except for septic; city water is on site). I will not be needing or putting in a basement. Siding would be vinyl.

I would be skipping the sub-contractor side of things. The couple of builders that I have spoken to do most of the jobs themselves or sub-contract out themselves. I guess this is why they can keep the price down. For example, one guy who is building a house very close to me right now for himself told me that he built a 1900 square foot, 2-story home, for $164,000. He goes through 84 Lumber for supplies.

 

[countryroads89_rivals]

All very good advice, and your price in southern WV sounds reasonable to good. If you are able bodied and don't mind cutting and splitting wood, go wood burning instead of gas.

Since your lot is flat, see if you can ever so slightly grade the ground away from your house (very slight slope so the surface water runs away from your house instead of toward it). Water is the number 1 enemy of a house. Make sure they use foundation drains, pretty standard. Plumb your house to use as much gas as possible instead of electric.

 

[dave]

Thanks for the compliment. I love my house. Mine was north of your figure since it's 4400 sq ft. New homes around here are now being built for over $100/sq ft. With real estate prices being still pretty low, very few new homes are being built around my neck of the woods. But it sure was fun building. So many people told us how stressful it was and how my wife and I would be at each other's throats. But we experienced none of that. I learned a lot about building a home. Wish I had a basement namely. I'd do it again and just might since my kids are about gone and we don't need that much house anymore.

Definitely agree with doc here. We built about 18 months ago. Dont skimp on doors and windows. You dont have to get custom but get quality. We skimped on things we didnt think we needed like a larger deck so we could get a finished basement. Very glad we did. My land sucks but we love the house. If you carpet any living areas dont skimp on the padding. It is a cheap upgrade and a hidden luxury.