Contemplating building

[Biggd]

Originally Posted by bigdog

Contemplating building new home, and would like 'ball-park' guesstimates on the following:

Lot clearing prep - $8-10,000
Septic $10,000-15,000
Concrete foundation $5,000-10,000
Drilled well $5,000-10,000

House may be modular or stick built so didn't put any pricing for that here.
House square footage will be 1200-1700, most likely a ranch, with attached or detached 2 car garage.

The number I placed beside each item is my ballpark guess, obviously, these are only guesstimates, as other variables may come into play.

Thanks for you feedback

I think you're low on all of those except for maybe the lot clearing. Although a lot of things can affect the prices.
Drilled well, how far down do you have to go to get a sufficient water flow per minute.
Septic, how many bedrooms and what is the saturation rate of the soil.
Foundation, what is the soil like and how far down do you have to dig to hit solid ground. I've built 4 homes over the years and those are the three most important things you don't want to cheap out on.
Many people have found out that their wells aren't up to what they thought this season because of the drought. Anyone with a dug well, forgetaboutit!

[Pineedles]

I have to agree with Biggd on septic. To replace a 1 1/2 bath system in LR will be around >$25,000. Can't help with costs of other items. Good luck.

[joey2665]

Way low in the foundation. The concrete alone, close to 50 yards of concrete for a home that size would be over 5k then add the labor materials and excavation necessary you are looking at 20-25k at least

[SAB1]

I just finished up building this spring and agree with others. You are definately low on the concrete but size determines that. The well you wont get done much under $9,000 including the pump/pipe/tank especially if you have to go over 350ft. Not sure what is in your lot prep work but my site work including the septic/foundation hole/stumping/backfill and loam was $30K.

[BroadHopper]

Lot clearing is about right if there are no drainage issues, level lot.

Septic depends on # of bathrooms, BR etc. There are codes to meet.

Foundation price is for a slab?, Possibly crawlspace?, Full cellar will cost a bit more.

Drilled well is site dependents. I think Gilford Well mentioned the average well is 250'. I've seen 100' wells and 500' wells.

Rarely have I seen new home construction break even. If you take a look at new developments, homes are built half decent and lot needs more work.

I think you will be surprised modular built is a much better value for the dollar than stick built. You will be lucky if a builder will guarantee their work for a year as required by law. Builders know most folks give up in court. There is another thread on that. Modular home builders have to rely on their reputation to survive. Builders, well they move on.

I purchased a modular home back in 1980. Berkshire Builders has a 10 year warrantee and they honored it! 7 years after it was built the sill rotted out under the sun deck. They replace the sill and rebuild the deck at no cost!

Once you got a plan. Get quotes from local contractors and make sure you have a statement of work. You will be amazed the number of contractors that won't give you a detailed SOW.

Take a look at the contractor list on the Lakes Region Builders site. Most if not all are fairly reliable.

Good luck!

[GraniteStateLandscaping]

Depending on how the lot is laid out you may be able to get away in the $10,000-$15,000 range. I just cleared a house lot for $18,500. This included clearing the lot, pulling stumps, re-grading and excavating the cellar hole. All stumps, brush and wood was disposed of on site and there was no added material hauled in. The lot was on a hillside which added some difficulty. This does not include the installation of a perimeter drain or back fill around the foundation.

The foundation for the same property was 40x28 and cost about $20,000 due to the need for a pump truck.

Hope this helps!

[dpg]

Originally Posted by Pineedles

I have to agree with Biggd on septic. To replace a 1 1/2 bath system in LR will be around >$25,000. Can't help with costs of other items. Good luck.

Wow that sounds like a lot but I'm thinking you've recently done one?? My neighbor (in mass) just "replaced" theirs 3 BD home they came in right around 20-K a little under actually...

[SAB1]

That 25k. Does seem high. The number I had above for site work included the septic for 2.5 bathrooms. It did not include the design work. My stumps and bad fill was hauled away and the perimeter drain was in the price. Like anything else probably swings in price between contractors.

[Rattletrap]

Find a plan online that is close to what you want then start shopping it around, as long as it's close you can make adjustments a ranch is pretty straight forward he may even have a plan already that you can adapt remember, it's the complicated roof angles that = $$$. Make sure you tell him you want a "turn key price" meaning move in ready, A.K.A "occupancy permit". Have an good idea of what you want for options do you want granite countertops, hardwood floors etc. these things make a HUGE difference in the final price and can always be be added later to bring cost down. Ask him list out what venders he uses for everything find out what your allowances will be for things like kitchen cabinets, countertops, flooring, bathroom fixtures electrical fixtures, then go to those venders, with some rough plans and see what that budget will get you. Look at the quality to make sure its what you want/expected..........Your out of pocket expenses start adding up quick if the "wife" blows your bath fixture budget on a Jacuzzi tub. Everything not listed on the final contract will probably be an extra so plan to spend 3%-5% more then you think, because inevitably things come up that you didn't think of, for us it was stuff like our front walkway the builder spec it out in rail tie steps and retaining wall, and an asphalt walkway, and we decided we wanted pavers and granite steps and a block retaining wall that was a 5K extra.
Make sure you get reference from other people who have used the builder and see if they will talk to you and maybe go look at their house and see the finish quality. My wife and I just had our current house built last year it's our second one so, I've made most of the mistakes. I'd be happy to give you some more advise if you'd like, just send me a PM.