Turnkey Cost Estimating
I can only get in trouble by putting the answer to this in writing, but I am still smiling as I write. Precise costs are not easy to nail down without floor plans.
There are a number of items that go into the material package for a log home. Then, there are the costs of the materials NOT in the package. Finally, there are the construction costs.
Actually, there are a few other costs once the home itself is done. They include landscaping, trees and shrubs, and the finished driveway. For steep lots, retaining walls might be added consideration.
Here is an example of Turnkey Cost Estimating using the Darlington model cape cod by Honest Abe Log Homes.
Darlington, a cape cod without garage. 1892 sf
Material package cost is $65,085 using 2011 standard price figures
= This is $34.40 per square foot **
= There are package options that can change this figure. **
Options include: **
• style of log. Not all logs have the same retail price. Our chinked 10 x12 log, 8x12 log and 10 to 14 inch round logs are more expensive than are our 8x8 and 6x12 logs. Our 6x8 D logs are less epensive.
We also offer other options that can influence pricing:
• 3 or 4 subfloor option
• a variety of exterior doors
• 4 window style options
• 5 roof system options
• options for added T&G wood for interior walls
• garages, breezeways and carports.
To the figures above, add:
• site prep, well, septic, basement, driveway
• applicable state sales tax and shipping
• finishing materials NOT in the material package
• construction fees
Your total turnkey price estimate can go anywhere from $125 - $135 - $145 per square foot and even higher. This too depends on where you build and the contractor. Contractors have their own set of financial needs. So, not every contractor builds for the same home for the same price in the same area. Likewise, it can vary from area to area and state to state as to what the going rate is for log home construction.
In 2004 dollars, our 3,500 sf log home with a loft and finished basement came in at $105/sf. That was then. This is now.
The bottom line is ... your final turnkey price will depend on your tastes and how you wish to finish the interior of your home. Some of those considerations are:
• Stone on foundation
• Drywall or log siding interior
• Deck size
• Type of Fixtures
• Flooring - carpet, wood, tile, linoleum
• Sinks
• Tubs and jacuzzi
• Counter tops
• Cabinets
• Fireplaces
• Basement finished or unfinished
• Patios and other stone work
• Garage
• Garage with room over
• Breezeway and/or carport
Give us a call when you come to Smith Mountain Lake. You are invited to come to our Showroom and home. See what we have to offer.
So now, where are we on costs?
For a quick "estimate" you can multiply your square footage "needs" or "wants" times $135/sf, $150/sf, $175/sf and $200/sf.
$135 x 2000 sf = $270,000
$150 x 2000 sf = $300,000
$175 x 2000 sf = $350,000
$200 x 2000 sf = $400,000
This will provide you with some basic turnkey costs for budget purposes.
Two cautions:
1. Be aware of what you are getting in your material package. What is in it and what is NOT in it.
2. Be aware of what your contractor is providing for you before you sign any contracts. Ask them to spell it out in detail. You do not want to hear: "Oh, we did not include this or we did not include that." Still, be aware that there may be some unknowns that can come up during construction, not to mention changes that you might like to make during construction.
For more information, contact Jack to set up an appointment. We can work on a floor plan that you like and a home style that is appealing to you. Once we do that, we can crunch the numbers to see if what you want matches your budget.
Prepared by
Jack Hutslar, owner
www.LogHomesByJack.com
800 767-4916
Jack@LogHomesByJack.com
www.Twitter.com/JackHutslar
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