Turnkey Cost Estimating
Caution: These estimates ARE estimates that do not apply in all areas
• 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.
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Prepared by
Jack Hutslar, owner
www.LogHomesByJack.com
800 767-4916
Jack@LogHomesByJack.com
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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.
