Monday, March 21, 2016

What is the turnkey cost for a log home?



Turnkey Cost Estimating 



I can only get in trouble with builders by putting the cost answer you are seeking, in writing, but I am still smiling as I write this. 


Caution: These estimates ARE estimates that do not apply in all areas

Precise turnkey costs to build a log or timber frame home are not easy to nail down without floor plans. However, many log home and timber frame home companies will not produce floor plans for you to use for estimating purposes without first having you place a deposit on the material package.

• 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 Considerations" that go into the total home cost before it is completely finished. These costs generally do not have anything to do with the cost of the material package. They include:


• permits,
• erosion plans,
• rough construction driveway,
• site preparation, 
• foundation, 
• well and septic system,

• then there are special requests like
- unique floor coverings
- a massive tree trunk in great room
- spiral staircase
- chef's kitchen
- antler chandeliers
- overhanging balconies
- large outdoor porch areas

• finished landscaping,
• lighting and security systems,
• trees and shrubs, and the 
• finished driveway. For steep lots, sub-basements and retaining walls are added considerations.

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 $91,412 using the existing 2016 standard price figures
= This comes out to $36.61 per square foot, not counting a garage **
= You may select package options that can change this figure. **

Options include: **

• Style of log. Not all logs have the same retail value. Our chinked 10 x12 log system, 8x12 log and 10 to 11 inch round logs are more expensive than are our 8x8 and 6x12 logs. Our 6x8 D logs are the least expensive.

We offer other options that can influence material package 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

• basement, walkout basement, crawl space, slab
• garages, breezeways and carports.

To the figures above, add:


• Your Land

• site prep, foundation, well, septic, driveway
• applicable state sales tax and shipping
• finishing materials NOT in the material package
• permits and construction fees


A total turnkey price estimate may range anywhere from $125 - $150 - $175 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. Similarly, 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 $105.00/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. In fact, your tastes and requirements can double the estimated turnkey costs. That is extreme but it can happen. Some of those cost factors are:

• Stone on foundation
• Drywall or log siding interior
• Porch and 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 our home. Kick the tires. Ask questions. 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 $120.00/sf, $135/sf, $150/sf, $175/sf and even $200/sf.


$120/sf x 2000 sf = $240,000
$135/sf x 2000 sf = $270,000
$150/sf x 2000 sf = $300,000
$175/sf x 2000 sf = $350,000
$200/sf x 2000 sf = $400,000

This will provide you with some basic turnkey cost estimates for budget purposes. If these turnkey cost estimates send you into shock, then rethink your needs, plans, size, style, etc.

Two cautions:

1. Be aware of what you are getting [i.e., buying] in your material package. What is in it and what is NOT in it. Get it in writing like we provide.

2. Be very aware of what your contractor is providing for you before you sign any contracts. Ask them to spell it out in detail. Get them to put it in writing as we do. 


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.

**Change orders are not FREE. It will cost you time and materials to move walls, add closets, enlarge decks, et cetera. A change order is a contract with your builder within your contract. Please do not expect changes to be FREE. It does not work that way.

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 is in your budget range.

Our Showroom is open Tu-Wed-Th-Fri-Sat from 11:00 to 5:00 pm during the year. Christmas season hours vary. We are always available By Appointment.


Jack Hutslar is an authorized dealer for Honest Abe Log Homes, Sansin Enviro Stains and Eagle Panel Systems.


See Jack Hutslar on Facebook, Twitter and PInterest.


Prepared by
Jack Hutslar, owner
www.LogHomesByJack.com


800 767-4916
Jack@LogHomesByJack.com


_____

This information at "News from Jack" is brought to you by LogHomesByJack.com. Serving Virginia, North Carolina, West Virginia, Florida and the Southeast from Smith Mountain Lake and North Carolina from the Piedmont Triad. Offering a very good combination of price, quality of materials and service. To ease your doubt, give Jack a shout. 800 767-4916.

18 comments:

Unknown said...

I have always been fascinated by log homes and wondered how much they cost so thank you for posting!

Jack Hutslar said...

This turnkey cost estimate should be read with the "notice" that shell and turnkey construction prices varies widely from area to area.

Unknown said...

Considering log must either be local or they must be shipped to your construction site, doesn't that add many thousands to the cost?
Is it better to go with local seasoned logs,( whether east coast or west coast or central U.S.)? So, should you shop by local kits or does it matter? Some builders say they have 'partnerships' where there is mutual sharing of lumber so that it doesn't have to be shipped from far away.
What about seasoned log homes? I heard logs naturally dried by weather are much better. After they are milled , they get wrapped and protected, right?
Thanks for this information!
Anne~

Unknown said...

Does distance matter in where you choose to buy your kit from? Most have reassured me they can go through another 'builder' or contractor getting your logs to you.
Do they mean they cannot or do not want to send their crew to another location 4 days away?
Does that add to the price of the kit?
Thanks for your information, very realistic.
Log homes never go out of style --- plus I don't worry that down the road some insulation , paint, or chinese drywall will be recalled.

Jack Hutslar said...

Jack sez: Distance to the job site matters cost-wise both for the material package shipping and the builder/construction. Note that builders vary in their work schedules [i.e, 10-12 days on, 3-4 off] and the rates they charge for shell and turnkey construction. The cost of material packages from different manufacturers can vary considerably. However, our material package price is the same no matter where it is shipped. Shipping rates depends on mileage. At the present time, I am required to charge sales tax only in Virginia and North Carolina. We can provide estimated costs for the material package, shipping and construction. Contact Jack@LogHomesByJack.com at 800 767-4916.

Jack Hutslar said...

Jack sez: There is no agreement on air dried versus kiln dried logs debate. Air drying will probably take 18 to over 24 months to dry. Green logs used in construction may show a lot of shrinking, settling and unwanted bending or twisting. At Honest Abe Log Homes, we air dry the cants before milling. Then the cants continue to air dry in large sheds until milled. We air dry the logs to kill infestations, crystalize sap and reduce the amount of future shrinking and settling. 4/19/14

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Mary said...

Outstanding detailed and extremely helpful information! My husband and I are wanting to purchase a log home and have been doing a lot of research on cost and preparing ourselves for what we're getting into. I truly appreciate your knowledge and expertise and willingness to share it :)

Unknown said...

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Unknown said...

My husband and I want to purchase a log home from a company that will erect the home, period. Then we would need to hire a GC to get it to the turnkey state. What would we be expected to pay the GC per sq foot? Our log home is roughly 1200sq feet, so home much would it cost?
Now for the hugh question, how to find a reputable GC with experience with log home building? We are located in Virginia east of Richmond est 1 hr drive. Any help you can offer is greatly appreciated. We are at a stop on our home, have the property, plans, home chosen and ready to start, only need a trusted GC. Thank you
Reunitepets@aol.com

Jack Hutslar said...

My husband and I want to purchase a log home from a company that will erect the home, period. Then we would need to hire a GC to get it to the turnkey state. What would we be expected to pay the GC per sq foot? Our log home is roughly 1200sq feet, so home much would it cost?

Now for the hugh question, how to find a reputable GC with experience with log home building? We are located in Virginia east of Richmond est 1 hr drive. Any help you can offer is greatly appreciated. We are at a stop on our home, have the property, plans, home chosen and ready to start, only need a trusted GC. Thank you

Jack sez: We offer log home material package and construction services plus repair and staining services. I am in contact with a number of log home builders. Some work nationwide. To discuss your needs, contact Jack@LogHomesByJack.com at 800 767-4916.

Unknown said...

I like the two story homes because of the lofts looking over the great room and as well as the stair case. My wife told me that I have very expensive taste. I do want a house that is roomy but don't cost me an arm and a leg. So I told her that we could cut cost in other areas. Where as the home would still look great and last a long time as I'm looking to get a cabin with a lot of room around 29 to 3500 square feet. Is it possible to get in under 250,000

Unknown said...

I like the two story cabins because of the roomy lofts as well as the stair cases I'm looking to get a nice roomy cabin around 29 to 3500 square feet my wife thinks I'm nuts but of on going to buy a cabin I want one with room and a garage would be nice. I told her that we could cut costs in other areas. I'd like to know if there is any way to get in under 250,000

Unknown said...

I like the two story homes because of the lofts looking over the great room and as well as the stair case. My wife told me that I have very expensive taste. I do want a house that is roomy but don't cost me an arm and a leg. So I told her that we could cut cost in other areas. Where as the home would still look great and last a long time as I'm looking to get a cabin with a lot of room around 29 to 3500 square feet. Is it possible to get in under 250,000

Jack Hutslar said...

Jack Sez: Style does make a difference when it comes to building a log home as opposed to buying an existing log home. For instance, the cape cod style home seem to be more economical than log homes with large glass windows walls and prows. In addition, two story plans are a bit less costly than one story plans of the same square footage. In my floor plan catalog, the following plans are cape cod styles: Frontier, Darlington, Spiritwood and Westfield. The material package cost of the Spiritwood [2984sf] is $191,609. That does not include shipping, sales tax, [changes?], foundation, [garage?], finishing materials and all of the construction. Multiply that package price times three [3], and you will have a rough idea of the turnkey cost. Needless to say, that is well over your $250,000 budget. My best guess using the figures in my article is that your $250,000 budget can yield a 1500 to 1700 sf log home. I would suggest that you raise your budget target, go smaller, buy an existing home, or look at manufactured homes that are less costly per square foot than other homes. I hope that this helps. Let me know if you need an estimate. Thanks ... jack