How much would it cost to build a house on some land?

Question

I inherited a 34,000 sq. ft. lot and I really want to build a house on it. Nothing too fancy. Maybe a 1,500 sq. foot 2 bedroom 2 bathroom house, single level. I am completely ignorant to this sort of thing and don't want to get ripped off.
Does anyone have any idea about how to even start this project?

Answer 1

Good Morning,

With all due respect "You" want to build? OR you want a house built?

I see validity in the answers so far.

START: First place to start is a local zoning/code enforcement office; unless where you're located there is no such issue. Having plans is one of the first steps; or a contractor with whom you've chosen a plan.

Certainly the lot size is large enough to support that size house and give you decent space all around

Choose a style and type of material
Start a materials list or have one drawn up for you
Determine budget/ financing/costs/ etc.

Those would be the starting points. From then on it's all about labor and a choice you've made regarding the stage of completion you can accept. That depends on what I mentioned above; Self build or sub; or have it completely handled by someone to the Turn key stage.

Wood Frame/ Block/ pre formed concrete/ steel/ log/ other alternative materials? Basement? Crawl space? Slab?

Plumbing and electrical work comprise as much as 40 % of the cost of having a house built. Depending on service; you may have impact/connection fees.

Types of structures in 2007 vary fractionally in materials costs.

Fixtures; cabinetry; roof type; flooring; windows; all vary in cost, from mild to wild.

It has been said; but perhaps not neccesary; Licensed contractors should do any work you won't. The reason primarily is for liability, (yours and theirs) during and after the fact.

I suspect as one answer states; anywhere from $100 to $300 K per sq. ft. is a realistic assumption; especially to FINISH stage. I'd be surprised if you could even self build for $50 K, no offense to the one who stated such.

No one wants to get ripped off, and any decent contractor who cares at all about a reputation; will likely follow industry standards, pricing; etc.. In my case for example; "My next job; often depends on my last job."

Steven Wolf

Answer 2

I didn't build a house. But, I completely gutted mine and changed the configuration of what and where all the rooms were. So, it was essentially considered a new build. However, I hired a general contractor. This adds about 25% to the cost of the home. But, I am not a home builder. So, there was no way I was going to take on that task without hiring the general to run the show. However, I did learn a lot about the process. There are so many things to consider when building a house. And, the first thing you need to know are the building codes in your area. This would include things like what is the maximum square footage you can build on your size lot, maximum building heights, minimum distances from property lines, etc. You would also have to have plans drawn up (buy them or hire an architect) and submit them to the city (or county if in an unincorporated area) for approval. Then you can start getting all of the necessary permits for the work to be performed. And, if this is in an area where this kind of thing is an issue, you may have to even get a soils report done to determine whether the site is suitable for supporting a building. Now you're going to have to start the phases of the building, including siting the foundation or slab, and running utilities to it. And after each phase, you have to get the work inspected before going on to the next. Next, you start building the foundation or pouring the slab. Then you start framing. Again, this must be done according to local building codes. For example, in California, you have to have anchor bolts to secure the frame to the foundation every 24 inches to meet seismic (earthquake) safety codes. Then you have the house wired for electrical, phone, cable TV, etc. Each phase of the project will require materials and labor costs. Materials must be paid for up front, obviously. Usually you can pay a contractor some deposit for this and then pay the balance when the phase is done. And, besides the specific amenities and fixtures you decide to put in the house, that's pretty much all there is left is parts and labor. But, you have to figure on the likelihood of cost overruns. Nothing ever turns out costing what you assumed it would in the beginning. And, sometimes there's rework that needs to be done, in accordance with the inspection reports. For example, my house didn't have the frame anchors in the foundation spaced closely enough. So, the inspector had the framers tear out the sub floor all the way around the perimeter of the house, and drill and epoxy anchor bolts into the foundation before he would approve the framing and siding phase. A plumber friend of mine also determined that we needed a larger (1-inch) water main to the house based on the expected water load (by code). And, that was an additional $3000 to replumb the main water header all the way from the water meter and throughout the house. So, there's all kinds of costs you have to consider when building a house. And, sometimes the cost overruns are so great that you don't have enough money to continue. That's when an investor who does that kind of thing will offer you a lot less than you paid to have the work done so far to buy your house from you. He then finishes it and sells it at a nice profit. In fact, that's what the general contractor of my rebuild did all the time with his clients who ran out of money to finish the job he was hired to do.

Answer 3

Steve is right. You have so many variables you have not mentioned all the respondants have been forced to resort to the basics you need to do to build a house.
You will indeed require permits--septic, setbacks on property, covenants for the area, etc.
If you want to do this quickly and "cheaper" you could get the permits and buy a manufactured house, or a modular house. They come prewired, preplumbed except for main connections, sometimes carpeted and applianced as you choose, etc. They are transported to your site. You would need to determine with the seller of that type of home what type of foundation you will need and who and how it is to be done. I have seen some really good ones and some really bad ones. I have also seen that some really good ones are those that are sold fairly close to where your land is--this could assure all your warranties are better addressed. Bringing in a modular from 500 miles away doesn't make much sense, even if the manufacturer or seller states they have "all sorts of warranty businesses close by to your site." You will end up on the end of their to do list most of the time.

Ask, ask and ask again for recommendations if you go this way. Otherwise, get together with at least two or three builders, select just about the same style and selection for what you present to them, then get bids. Again, at that point ask again about timeframes, overruns, etc., and not from them, but from others who are referenced by them. Of course, like anybody else, you will get only the best references from the happiest customers and never a bad reference. On that same vein, you can get some independent recommendations by going to the places that sell most of the raw materials for a new place and asking about builders (just discount those that say they have a brother in law who does a great job). The biggest issues are guarantees that you will get the grade of materials you contract for and timeliness. Finally, many of these simplify the process of heating/air by use of 100% efficient heaters and pumps, thuse reducing the need for a gas hook up or propane tank on the property.

Answer 4

find a local contractor, one that is trusted and experienced. check with the better business bureaus, local home builders association, local lumber companies, etc. That process in and of itself is just as important as the house and often times just as tedious. Home prices in the south (which is all i can vouch for) range between $70.00 /sq.ft. on up to $225.00/sq.ft. Types of materials used plays one of the biggest factors in that huge gap. Whether its granite counter tops or Formica (laminate), marble tile or porcelain, 2x6 exterior walls or 2x4, custom cabinets or pre-finished "out of a box" cabinets, $15.00 dome lights or $100.00 recessed can lights, etc. You get the picture!! In my area, a house like you describe built new sells for $150,000. Separate land costs from that and on average you will look at about $85.00/ sq.ft. Also, check your local restrictions on land and see how much of that land space can be used for building and how much has to be kept as open space (for example, 40 ft. from the road, 20ft. from property line, etc.). Once a contractor has been found they can help you with the architectural aspects. Sort of defeats the purpose of "DIY", but you will find that you will be doing a lot of the work yourself. Good luck

Answer 5

between $80 and $300 per sq ft. depends on finish work (appliances, bath fixtures, etc). but if i could recommend anything, think twice about taking the lowest bid on any project. ask to see prior work from any licensed contractor. your largest expense will be repairing the shabby work of an inexperienced contractor who submitted the lowest bid.

Answer 6

Doing it yourself you might be able to do it for $50k. If you will need septic and well add about $10k to $15k. If you are hiring a General Contractor you should be able to get it done for $80k to $100k.

If you are financing it, then you will most likely be required to have a general contractor.