Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198019
02/27/21 01:26 PM
02/27/21 01:26 PM
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Joined: Oct 2019
Posts: 2,874 Kentucky
KYtrapper2005
trapper
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Kentucky
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add about 50k for a basement
Trapping is what built North America, why take that away?
pro second amendment-- pro God-- pro Trump-- Pro America!
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198025
02/27/21 01:34 PM
02/27/21 01:34 PM
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Joined: Nov 2015
Posts: 16,951 OH
Catch22
trapper
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trapper
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Posts: 16,951
OH
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I had a buddy that had a lot of land and one of his buddies went through a divorce so he sold him a couple acres cheap. He lived in a camper and saved enough money to build the garage/basement. Then saved more and built the shell, then saved more and started finishing the interior. We helped him plumb, run electric, paint etc. He ended up with a very nice small home, beautiful. His floorplan was simple. Furnace, hot water heater, washer dryer, in the garage/basement. Kitchen was small but he built a huge deck with sliding glass doors off of it. Livingroom, nice big bathroom and a big bedroom. Simple, cheap, cause he saved and got deals on everything. He insulated the crap out of it, heating and cooling cost are low.
I wonder if tap dancers walk into a room, look at the floor, and think, I'd tap that. I wonder about things.....
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Re: Inexpensive, easy to build House?
[Re: KYtrapper2005]
#7198026
02/27/21 01:35 PM
02/27/21 01:35 PM
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Joined: Feb 2015
Posts: 10,615 Iowa
trapdog1
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trapper
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Iowa
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add about 50k for a basement Yup. Mine wasn't quite that much, but it's well worth the money.
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Re: Inexpensive, easy to build House?
[Re: trapdog1]
#7198027
02/27/21 01:35 PM
02/27/21 01:35 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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I went the modular route about 15 years ago, and have no regrets. I don't know what prices are like these days, but you used to be able to get some deals on display models or in stock models they wanted to get rid of. 100K+ for a 900 square foot house. I could go talk to them in person and price out with less of it finished, I would prefer to do alot of the finish work myself. Plus the 50k or so for the basement, so probably I should realistically budget 200k for house, basement, septic and well if I go that route.
Last edited by Donnersurvivor; 02/27/21 01:36 PM.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198029
02/27/21 01:38 PM
02/27/21 01:38 PM
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Joined: Feb 2015
Posts: 10,615 Iowa
trapdog1
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trapper
Joined: Feb 2015
Posts: 10,615
Iowa
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I went the modular route about 15 years ago, and have no regrets. I don't know what prices are like these days, but you used to be able to get some deals on display models or in stock models they wanted to get rid of. 100K+ for a 900 square foot house. I could go talk to them in person and price out with less of it finished, I would prefer to do alot of the finish work myself. Plus the 50k or so for the basement, so probably I should realistically budget 200k for house, basement, septic and well if I go that route. Yikes! I didn't realize they are that expensive now. Good luck with whatever you decide to do!
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Re: Inexpensive, easy to build House?
[Re: Wanna Be]
#7198040
02/27/21 01:43 PM
02/27/21 01:43 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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Holy coon balls!! Y’all northern boys idea of inexpensive is a heck of a lot different than us Southern boys. $200K down here will buy you one nice spread. That is not inexpensive to me either which is why I am looking for other options. I need to purchase the land as well as build the house, quite frankly it is a bit daunting on only one income, I don't want to be in a position of losing everything... again.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198048
02/27/21 01:47 PM
02/27/21 01:47 PM
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Joined: May 2018
Posts: 10,863 SW Georgia
Wanna Be
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SW Georgia
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Holy coon balls!! Y’all northern boys idea of inexpensive is a heck of a lot different than us Southern boys. $200K down here will buy you one nice spread. That is not inexpensive to me either which is why I am looking for other options. I need to purchase the land as well as build the house, quite frankly it is a bit daunting on only one income, I don't want to be in a position of losing everything... again. Then I’d buy land first and a small comfortable camper and build as money allowed.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198051
02/27/21 01:47 PM
02/27/21 01:47 PM
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Joined: Nov 2015
Posts: 16,951 OH
Catch22
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trapper
Joined: Nov 2015
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OH
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Holy coon balls!! Y’all northern boys idea of inexpensive is a heck of a lot different than us Southern boys. $200K down here will buy you one nice spread. That is not inexpensive to me either which is why I am looking for other options. I need to purchase the land as well as build the house, quite frankly it is a bit daunting on only one income, I don't want to be in a position of losing everything... again. Be like Johnny Cash, one piece at a time. Get the land, save for the well and septic then put a old trailer or camper on it. Save and do what you can, just an option. And for the love, don't be like them deep southern boys, wear shoes in the summer.
I wonder if tap dancers walk into a room, look at the floor, and think, I'd tap that. I wonder about things.....
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198055
02/27/21 01:48 PM
02/27/21 01:48 PM
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Joined: Mar 2007
Posts: 35,169 McGrath, AK
white17
"General (Mr.Sunshine) Washington"
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"General (Mr.Sunshine) Washington"
Joined: Mar 2007
Posts: 35,169
McGrath, AK
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I went the modular route about 15 years ago, and have no regrets. I don't know what prices are like these days, but you used to be able to get some deals on display models or in stock models they wanted to get rid of. 100K+ for a 900 square foot house. I could go talk to them in person and price out with less of it finished, I would prefer to do a lot of the finish work myself. Plus the 50k or so for the basement, so probably I should realistically budget 200k for house, basement, septic and well if I go that route. If you already own the location, I think 200 K is ballpark. Might be a bit more than that. But right now is a terrible time to be doing this. Lumber prices are astronomical !! You might be better off buying something small and saving some for a future when lumber is back in its normal range. At least you might experience some price appreciation in the meantime I suspect you will pay at least 30% more right now just in material costs
Mean As Nails
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198059
02/27/21 01:51 PM
02/27/21 01:51 PM
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Joined: Nov 2015
Posts: 16,951 OH
Catch22
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trapper
Joined: Nov 2015
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OH
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Ken is right. I know someone in Texas who was having a house built and the contractor upped the cost because of lumber and then put them on hold because they can't get all the lumber they need. It's bad.
I wonder if tap dancers walk into a room, look at the floor, and think, I'd tap that. I wonder about things.....
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Re: Inexpensive, easy to build House?
[Re: Providence Farm]
#7198123
02/27/21 02:38 PM
02/27/21 02:38 PM
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Joined: Dec 2006
Posts: 21,716 Sandhills Nebraska
Gary Benson
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Sandhills Nebraska
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$7.75 last week was the price I saw on 2x4 studs at Lowe's. I anout had a heart attack. I thought they were crazy when they hit 3.50 $44 for a sheet of 1/2" CDX plywood now. I ain't building nothing. I'd buy an old house and fix it up. If you have a good foundation and the infrastructure is already there, you can do wonders. Fix up the inside, leave the outside looking like crap to keep the assessor from raising your taxes.
Life ain't supposed to be easy.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198157
02/27/21 03:08 PM
02/27/21 03:08 PM
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Joined: Jun 2007
Posts: 16,150 Tennessee
Scuba1
"color blind Kraut"
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"color blind Kraut"
Joined: Jun 2007
Posts: 16,150
Tennessee
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Have you considered a houseboat on a hill. Its way under 200K and you can sleep easy even when there are flood warnings....... no basement though
Let's go Brandon
"Shall not comply" with morons who don't understand "shall not infringe."
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198196
02/27/21 03:35 PM
02/27/21 03:35 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
trapper
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trapper
Joined: Mar 2010
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South Dakota
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Take a look at a entercept home built in watertown sd... styrofoam panels with locking i joists. sheeted in and out and most wires run .. material is little higher but you save on labor ... can erect a small ranch house in a day... heat with a candle
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Hornady Reloader]
#7198217
02/27/21 03:50 PM
02/27/21 03:50 PM
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Joined: Dec 2020
Posts: 1,709 Wisconsin
Scott__aR
trapper
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Wisconsin
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Now is a horrible time to build. lumber prices are nuts. X2
Megapredator ... top of the food chain! Member of WTA Member of MTPCA Member of NTA
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198244
02/27/21 04:09 PM
02/27/21 04:09 PM
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Joined: Mar 2013
Posts: 2,171 chelsea,wi
keets
trapper
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trapper
Joined: Mar 2013
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chelsea,wi
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not a good time to build.....2x4 are a $1 a foot, 1/2' osb is $37, if you can get it
2021 goals....make time to trap PROUD MEMBER WTA NTA FTA GOA SPORTSMANS ALLIANCE
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Re: Inexpensive, easy to build House?
[Re: forestman3]
#7198248
02/27/21 04:15 PM
02/27/21 04:15 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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Have you considered a houseboat on a hill. Its way under 200K and you can sleep easy even when there are flood warnings....... no basement though Guess that thought had not occurred to me, grand idea though! Rough cut is against code here. You have to have it inspected here, someone comes out and starts stamping marks on good boards from my understanding. At very least I can do the siding/flooring etc.
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Re: Inexpensive, easy to build House?
[Re: Hydropillar]
#7198249
02/27/21 04:18 PM
02/27/21 04:18 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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Take a look at a entercept home built in watertown sd... styrofoam panels with locking i joists. sheeted in and out and most wires run .. material is little higher but you save on labor ... can erect a small ranch house in a day... heat with a candle I am looking into this now, thank you, never heard of this before.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198345
02/27/21 05:26 PM
02/27/21 05:26 PM
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Joined: Dec 2006
Posts: 63,017 Minnesota
330-Trapper
trapper
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trapper
Joined: Dec 2006
Posts: 63,017
Minnesota
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Take a look at a entercept home built in watertown sd... styrofoam panels with locking i joists. sheeted in and out and most wires run .. material is little higher but you save on labor ... can erect a small ranch house in a day... heat with a candle I am looking into this now, thank you, never heard of this before. Alternative choices now, Cool
NRA and NTA Life Member www.BackroadsRevised@etsy.com
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198402
02/27/21 06:27 PM
02/27/21 06:27 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
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trapper
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South Dakota
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i have provided crane service for a local contractor for years on these houses lemme see if i can find some pics of the last one e did around xmas time
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198415
02/27/21 06:41 PM
02/27/21 06:41 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
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we started about 10 am... finished at 5 30 ... set the main beam and roof on house... cant remember how many sq ft... years ago there was a young ma with family... he worked for local utility co .. reading meters... had 2 of these houses on his rout and couldnt believe how cheap the energy bill was.... we built him a 2 story hous and stacked all panels and roof in 2 days.... thhouse in pictures contractor set walls with telehandler... so all i did was beams and roof panels.... its like playing leggos.... hand down if i get to build this is the way ill go !!
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198419
02/27/21 06:41 PM
02/27/21 06:41 PM
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Joined: Feb 2009
Posts: 828 Hill City,Mn.
Rally
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trapper
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Hill City,Mn.
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You might want to check out BMO (Building Material Outlet) near 694 and 55 . Windows, flooring, doors, etc. Big savings on end run and slight damaged materials from manufactures. They have auctions scheduled certain times of the year where you can buy whole pallets of products just to clear their warehouse, and retail sales most days.
Keep your boots dry
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Re: Inexpensive, easy to build House?
[Re: mike mason]
#7198423
02/27/21 06:45 PM
02/27/21 06:45 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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What kind of heat are you looking at? Wood stove in the basement for sure. One thing that may help with basement cost is nothing will have to get hauled off site, I can use all the dirt/sand. I can probably almost dig the basement myself, the cost comes in in regard to concrete which I am rather unfamiliar with. Do you have access to pine, spruce or fir trees? You can cut your lumber and have a grader grade stamp to meet bldg. code. That will save you tons of $$. I do but not in large quantities, do you know if you can substitute other softwoods? I get a lot of popular/cottonwood/silver maple
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Re: Inexpensive, easy to build House?
[Re: Hydropillar]
#7198427
02/27/21 06:46 PM
02/27/21 06:46 PM
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Joined: Aug 2011
Posts: 45,491 james bay frontierOnt.
Boco
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we started about 10 am... finished at 5 30 ... set the main beam and roof on house... cant remember how many sq ft... years ago there was a young ma with family... he worked for local utility co .. reading meters... had 2 of these houses on his rout and couldnt believe how cheap the energy bill was.... we built him a 2 story hous and stacked all panels and roof in 2 days.... thhouse in pictures contractor set walls with telehandler... so all i did was beams and roof panels.... its like playing leggos.... hand down if i get to build this is the way ill go !! Is that the ones you see on the news scattered all over the prairie after a big windstorm?
Forget that fear of gravity-get a little savagery in your life.
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Re: Inexpensive, easy to build House?
[Re: Rally]
#7198441
02/27/21 06:52 PM
02/27/21 06:52 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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You might want to check out BMO (Building Material Outlet) near 694 and 55 . Windows, flooring, doors, etc. Big savings on end run and slight damaged materials from manufactures. They have auctions scheduled certain times of the year where you can buy whole pallets of products just to clear their warehouse, and retail sales most days. Thank you, never heard of that place but ill check it out. My friends do remodels/new construction and the nice stuff that gets tossed is ridiculous, half the reason I want to build myself rather than buy a modular is because of the cheap prices you can find on scratch and dent or used appliances etc. I'm pretty interested in those houses Hydro, I'll have to research them deeper as time allows, do you know the cost per square foot roughly?
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Re: Inexpensive, easy to build House?
[Re: Boco]
#7198442
02/27/21 06:52 PM
02/27/21 06:52 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
trapper
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trapper
Joined: Mar 2010
Posts: 2,958
South Dakota
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we started about 10 am... finished at 5 30 ... set the main beam and roof on house... cant remember how many sq ft... years ago there was a young ma with family... he worked for local utility co .. reading meters... had 2 of these houses on his rout and couldnt believe how cheap the energy bill was.... we built him a 2 story hous and stacked all panels and roof in 2 days.... thhouse in pictures contractor set walls with telehandler... so all i did was beams and roof panels.... its like playing leggos.... hand down if i get to build this is the way ill go !! Is that the ones you see on the news scattered all over the prairie after a big windstorm? not at all there solid as a rock !! do some research they have outstood many other structures in tornadoes.. hurricanes ect.. im not a salesman for co ,,, just life long contractor .. and i think the quality of these homes are the best !!
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198447
02/27/21 06:57 PM
02/27/21 06:57 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
trapper
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trapper
Joined: Mar 2010
Posts: 2,958
South Dakota
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You might want to check out BMO (Building Material Outlet) near 694 and 55 . Windows, flooring, doors, etc. Big savings on end run and slight damaged materials from manufactures. They have auctions scheduled certain times of the year where you can buy whole pallets of products just to clear their warehouse, and retail sales most days. Thank you, never heard of that place but ill check it out. My friends do remodels/new construction and the nice stuff that gets tossed is ridiculous, half the reason I want to build myself rather than buy a modular is because of the cheap prices you can find on scratch and dent or used appliances etc. I'm pretty interested in those houses Hydro, I'll have to research them deeper as time allows, do you know the cost per square foot roughly? i realy dont ... i know a cpl years ago i priced panels and roof for 30 x 50 and it was around 40 g.... call em up entercept
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198453
02/27/21 07:00 PM
02/27/21 07:00 PM
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Joined: Mar 2010
Posts: 2,958 South Dakota
Hydropillar
trapper
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trapper
Joined: Mar 2010
Posts: 2,958
South Dakota
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The only negative thing to these houses i see is you need to maintain a air exchanger cause they are so air tight... i have talked to many many people that we put these up for and they love them !!
The only place you find free cheese is in a mousetrap !
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Re: Inexpensive, easy to build House?
[Re: Diggerman]
#7198561
02/27/21 08:33 PM
02/27/21 08:33 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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ICF's. No basement ,sprawling ranch, build into the hillside if possible, infloor heat. you wont need any wood untill you get to the trusses. Will be built into a hillside 100% for sure though I really prefer to have a basement. I am going to call the county this week and ask what the minimum size is, I may try and do the well/septic this year and put up a inexpensive one bedroom cabin and call it good enough for now, maybe something that could be converted into a garage in the future. I appreciate the insights so far, a small single level built into the hillside made out of those foam panels has some major appeal at the moment and seems real affordable if kept small.
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Re: Inexpensive, easy to build House?
[Re: ou812]
#7198562
02/27/21 08:34 PM
02/27/21 08:34 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
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Just bought 5 acres and wife is planning on a new house. One contractor told us $200-$250 a sq ft. Not including basement, well or septic system. I told my wife cargo containers are cheap...she didn't think that was funny. Yikes, so like 400,000+ for a 1500 square foot house? Ouch.
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Re: Inexpensive, easy to build House?
[Re: Wanna Be]
#7198575
02/27/21 08:45 PM
02/27/21 08:45 PM
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Joined: Jan 2007
Posts: 2,686 S.E. Ohio
M.Magis
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trapper
Joined: Jan 2007
Posts: 2,686
S.E. Ohio
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Lumber must be in high demand. I know of a couple of landowners that are about to really make some money. One owner is about to get 75% of what he paid for his land and the houses on it from the timber. Unfortunately a lot of it is hardwoods. Lumber prices are at all time highs, but timber prices are in the crapper. Lots of southern timber farms in trouble right now. I sure wouldn’t be selling timber right now.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7198610
02/27/21 09:14 PM
02/27/21 09:14 PM
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Joined: Aug 2010
Posts: 10,826 Asheville, NC
charles
trapper
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trapper
Joined: Aug 2010
Posts: 10,826
Asheville, NC
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In my state, you need licensed electricians, heat/air, and plumbing if you obtain homeowners insurance. Septic must be inspected before electricity can be turned own. I once wrote a homeowner policy to a cabinet maker who built most of his new house. Beautiful interior and stonework. When the underwriter called to do a telephone survey, the owner was so proud to tell her he built it all himself, which he didn’t. His application was declined. We had to submit names and license numbers of local tradesmen who did much of the work. Only time that ever happened to me on new construction.
Another policy was issued to a man and wife who soon separated. The man left but kept making the house payments and had some shoddy electrical work done in a bathroom. House burned down and killed his wife. My company had non-renewed his policy about six months earlier on the first policy anniversary.
The moral to this is, don’t shortchange yourself. Do it correctly as if your life depended on it.
Last edited by charles; 02/27/21 09:25 PM.
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Re: Inexpensive, easy to build House?
[Re: M.Magis]
#7198622
02/27/21 09:23 PM
02/27/21 09:23 PM
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Joined: Mar 2007
Posts: 35,169 McGrath, AK
white17
"General (Mr.Sunshine) Washington"
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"General (Mr.Sunshine) Washington"
Joined: Mar 2007
Posts: 35,169
McGrath, AK
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Lumber must be in high demand. I know of a couple of landowners that are about to really make some money. One owner is about to get 75% of what he paid for his land and the houses on it from the timber. Unfortunately a lot of it is hardwoods. Lumber prices are at all time highs, but timber prices are in the crapper. Lots of southern timber farms in trouble right now. I sure wouldn’t be selling timber right now. Exactly !!
Mean As Nails
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Re: Inexpensive, easy to build House?
[Re: charles]
#7198623
02/27/21 09:23 PM
02/27/21 09:23 PM
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Joined: Dec 2012
Posts: 6,523 Wi.
Diggerman
trapper
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trapper
Joined: Dec 2012
Posts: 6,523
Wi.
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In my state, you need licensed electricians, heat/air, and plumbing if you obtain homeowners insurance. Septic must be inspected before electricity can be turned own. I once wrote a homeowner policy to a cabinet maker who built most of his new house. Beautiful interior and stonework. When the underwriter called to do a telephone survey, the owner was so proud to tell her he built it all himself, which he didn’t. His application was declined. We had to submit names and license numbers of local tradesmen who did much of the work. Only time that ever happened to me on new construction.
Another policy was issued to a man and wife who soon separated. The man left but kept making the house payments and had some shoddy electrical work done in a bathroom. House burned down and killed his wife. My company had non-renewed his policy about six months earlier on the first policy anniversary.
The morale to this is, don’t shortchange yourself. Do it correctly as if your life depended on it. One of my favorite saying when giving an estimate, "or. for a little bit more, you can do it yourself."
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Re: Inexpensive, easy to build House?
[Re: Providence Farm]
#7199108
02/28/21 10:13 AM
02/28/21 10:13 AM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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I built my house in 2002. I didn't personally build it but was general contractor and jack of all trades. I hired a framer who also did the windows, siding kitchen cabinets, trim etc. I hired the septic, basement, plumbing and electrical all done to code. I did the roof, drywall , decks and a host of other things along with making sure the materials were there when we needed them. This was all while I was working full time job.
The best thing I did was purchase a computer program that can design your house. You can even do a walk through with it. It 'll spit out the exact amount of materials to build right down to the amount of nails needed. It also prints out decent blueprints that we used.
We started digging basement in early June and I moved in the 1st of September. It's a a beautiful single story with large 2 bedrooms on a walkout basement. It has cedar siding with over 600 square foot of deck , 400 foot is covered. It looks out over a heavily cleared timber creek bottom and is just like living in a tree house. I wish I knew how to post pics. Cost was less than 100,000 including land and tapping into neighboring well. This sounds perfect. Congratulations on your house. One level is nice especially as we get older. May as well put in a zero entry tub and hand rails to.;) 31 going on 67. The more I look into everything the more doable it seems to build a small house. I have a friend who is an electrician, a friend who is a plumber, friends who have done construction and concrete. Calling in a bunch of favors and getting this done seems reasonable.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199116
02/28/21 10:22 AM
02/28/21 10:22 AM
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Joined: Dec 2006
Posts: 1,865 Huntingdon Co. Pa.
forestman3
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Joined: Dec 2006
Posts: 1,865
Huntingdon Co. Pa.
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More I look into it the more I think one level, built into the hill and just do poured concrete. Insulated concrete forms seem reasonably simple and the house should last forever and be efficient. When BLM decided to burn down Minneapolis everyone decided it was a good time to move out my way, quite frustrating trying to get started now.
The local lumber yard and their employees has given my small company tens of thousands of dollars worth of work, I will definitely be using the local lumber yard for anything I can. If you go with this just be sure to make it so the water can drain around the house.Water coming down a hillside can cause all kind of problems.If the concrete even just stays damp it can cause mold.I sure like my wood stove in the basement.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199345
02/28/21 02:10 PM
02/28/21 02:10 PM
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Joined: Dec 2006
Posts: 21,716 Sandhills Nebraska
Gary Benson
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Joined: Dec 2006
Posts: 21,716
Sandhills Nebraska
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Would someone explain why timber prices are low when lumber is at an all time high? Just too much supply? It costs more to build a house now than what it appraises for when it's done.
Life ain't supposed to be easy.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199373
02/28/21 02:40 PM
02/28/21 02:40 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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OP
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Joined: Jan 2018
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MN
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Spent the morning punching numbers. I would love if someone could tell me if I am wrong on any of these. Excavation I can do myself if I do a one story house built into a preexisting hill, the soil is sandy and well drained which should help alleviate drainage concerns.
24x36 one level house Concrete for floor =11.11 yards 125 per yard = $1,500 Foam blocks for concrete forms/insulation = 180 blocks = $4,500 Concrete for 6" thick walls= 17.88 yards=$2,250 33 sheets OSB for roof= $1,000 26 Sheets of Tin for the roof=$1,170 Trusses=???
So far $10,320 for basic structure and I need to figure out the Truss situation. Also need Concrete footers for walls as well as Rebar. I will look for windows from scratch and dents as well as doors. Obviously moisture barrier/screws/nails etc needs to be added in. A good friend is a plumber and this should be very easy to plumb as it is one bath room and a kitchen sink. Electrical I am unsure of cost, I have a buddy who is an electrician but he has been quite busy.
If well and Septic come in at $15,000 I am thinking it MAY be feasible to pull this off for around $50,000... Am I way off somewhere? What am I forgetting?
Obviously I would need extra concrete to make sure we didn't run low but extra can be utilized in my shop so I am not including it in these prices.
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Re: Inexpensive, easy to build House?
[Re: Providence Farm]
#7199399
02/28/21 02:55 PM
02/28/21 02:55 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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OP
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Joined: Jan 2018
Posts: 4,574
MN
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Blown in insulation in the rafters, pea gravel and drain pipe for around the foundation I would make this run nearly to the top of ground level. Water in the house is not fun. O a water stop for between the footer and walls. The soil were I want the house is basically pure sand, would pea gravel be better than just sand? I have dug sand out of this hill and sold it for beach sand, that is how sandy it is.
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Re: Inexpensive, easy to build House?
[Re: white17]
#7199405
02/28/21 03:01 PM
02/28/21 03:01 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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OP
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Joined: Jan 2018
Posts: 4,574
MN
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Prices of well and septic will vary a lot by geography and and proximity to surface water.
The last one I was involved with was 20K for each.The well and septic. So your location matters a lot. For trusses, again it will depend on your location somewhat. But a 24 foot wide truss is pretty simple. But with the price of lumber and the hot housing market I would expect to see prices between 150-200 per truss......but that could be way off at this point.
I'm confused on your plan. Are you planning to have concrete walls ?? Where is your electrical going to be located ? I know a well cost 5k roughly, I am friends with the well guys and they happen to owe me $500 so hopefully $4,500. He told me to plan for 5k and it should be close. Septic...Not as sure. Thinking of doing this method of concrete walls, the electrical runs on the inside like a traditional house, instead of cutting through the studs and running wiring you just groove it into the foam, same with the boxes.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199414
02/28/21 03:04 PM
02/28/21 03:04 PM
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Joined: Jan 2013
Posts: 333 West Texas
bgfur3065
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Joined: Jan 2013
Posts: 333
West Texas
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Thanks for the input guys. I forgot to mention...I do have a small sawmill and I run a tree service so I have all the logs I would need to mill, finding the time to do it is a bit tougher. I may rent for a year and build next year as well but I would still like to have something in mind so I can start gathering materials. I have a 48x64 shop to store everything in and keep it out of the weather until I start building. Thanks for the input guys. I forgot to mention...I do have a small sawmill and I run a tree service so I have all the logs I would need to mill, finding the time to do it is a bit tougher. I may rent for a year and build next year as well but I would still like to have something in mind so I can start gathering materials. I have a 48x64 shop to store everything in and keep it out of the weather until I start building. I did this when I started my house. I’m a new construction plumber and the contractor would let me pick up scrap of the jobs. Rebar for foundation and short 2x4’s and 1x4’s. Just about all of my form material and headers and cripple’s & blocking were free. Makes a big difference in overall cost. Especially as high as lumber costs are now.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199424
02/28/21 03:11 PM
02/28/21 03:11 PM
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Joined: Mar 2007
Posts: 35,169 McGrath, AK
white17
"General (Mr.Sunshine) Washington"
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"General (Mr.Sunshine) Washington"
Joined: Mar 2007
Posts: 35,169
McGrath, AK
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I see. I have used that foam system previously but only for a foundation. I don't think I'd be comfortable with wiring in the foam. Maybe I'm just old fashion. Most electrical boxes I have used are greater than 2" deep. That might be difficult with 2" foam panels. Might consider furring out the inside and running electrical in the voids
Mean As Nails
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Re: Inexpensive, easy to build House?
[Re: lobo]
#7199530
02/28/21 04:57 PM
02/28/21 04:57 PM
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Joined: Jan 2018
Posts: 4,574 MN
Donnersurvivor
OP
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OP
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Joined: Jan 2018
Posts: 4,574
MN
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Plumbing inspector was an ahole. Also an ex union plumber who was watching out for his own. I thought about going to his boss but was afraid things might backfire. Lot of corruption in Illinois and I couldn't afford a peeing match that might result in weeks or months of delays. Construction loans need to be converted to mortgages as fast as possible or the interest will eat you up. Only way to convert loan is to finish the house. So I swallowed my pride and did as he wanted. If you have it all photographed sue them now for the delay, that is a ridiculous, low level govt employees don't get to come up with their own laws to enforce. As for me, I have a buddy who owns a plumbing business and is a licensed contractor, pretty sure I can stay legal. Just trying to figure out how to layout a 864 square foot house... it gets a bit tight if you want two bedrooms.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199629
02/28/21 06:15 PM
02/28/21 06:15 PM
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Joined: Nov 2017
Posts: 5,509 West Central MN
20scout
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Joined: Nov 2017
Posts: 5,509
West Central MN
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Getting caught with this thread and haven't read it all so forgive me if this has been covered already. The one thing most people forget to think about when buying land to build is the additional cost of the driveway, landscaping, sewer and well. And although you might have the ability to do most or all of the work, you can get burnt out working long days both physically and mentally. Sometimes your just better off hiring it done and picking up a few more hours of overtime.
Common sense is a not a vegetable that does well in everyone's garden.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7199794
02/28/21 07:29 PM
02/28/21 07:29 PM
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Joined: Dec 2007
Posts: 1,513 Kanabec Cty, MN
Drakej
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Joined: Dec 2007
Posts: 1,513
Kanabec Cty, MN
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Look into a Permanent Wood Foundation if you can do basic framing. Contractors wanted almost $20,000. for a block foundation for my addition. Hired a local guy to excavate, poured my own footings($1,100.) and put $1,800. foundation lumber and $400. into waterproofing/below ground insulation. Myself and a friend framed and sheathed it in two days, another to waterproof it and got my neighbor to back fill with his front loader for $100. and a case of beer(it was a hot day). A friends two story 12" log home has sat on a wood foundation for 35 yrs so far. Just put a few extra dollars and effort into very good drainage. I agree material prices are overpriced but if you can't wait. I'm glad my project is 80% done and that most of the remaining materials are pre bought and in the pole shed.
I've learned enough thru the years to now know that I don't know enough. KNOWLEDGE IS FREEDOM.
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Re: Inexpensive, easy to build House?
[Re: Drakej]
#7200088
02/28/21 10:08 PM
02/28/21 10:08 PM
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Joined: Nov 2017
Posts: 5,509 West Central MN
20scout
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trapper
Joined: Nov 2017
Posts: 5,509
West Central MN
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Look into a Permanent Wood Foundation if you can do basic framing. Contractors wanted almost $20,000. for a block foundation for my addition. Hired a local guy to excavate, poured my own footings($1,100.) and put $1,800. foundation lumber and $400. into waterproofing/below ground insulation. Myself and a friend framed and sheathed it in two days, another to waterproof it and got my neighbor to back fill with his front loader for $100. and a case of beer(it was a hot day). A friends two story 12" log home has sat on a wood foundation for 35 yrs so far. Just put a few extra dollars and effort into very good drainage. I agree material prices are overpriced but if you can't wait. I'm glad my project is 80% done and that most of the remaining materials are pre bought and in the pole shed. Local house movers love it when someone builds a wooden basement around here. Means guaranteed work I. About 20 years do to shifting, rot, bugs and such. Also a potential health issue due to the pressure treat. For the price difference I would definitely go styrofoam blocks.
Last edited by 20scout; 02/28/21 10:09 PM.
Common sense is a not a vegetable that does well in everyone's garden.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7200175
02/28/21 10:56 PM
02/28/21 10:56 PM
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Joined: Dec 2006
Posts: 1,567 Worley, Idaho
Machias
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Joined: Dec 2006
Posts: 1,567
Worley, Idaho
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Last edited by Machias; 02/28/21 10:59 PM.
When things are Grim, become the Grim Reaper! Fred Moyer
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7200227
02/28/21 11:31 PM
02/28/21 11:31 PM
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Joined: Feb 2015
Posts: 165 Mn
Reaperman
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Joined: Feb 2015
Posts: 165
Mn
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Depending on your age, you can do what I did. When I was in my late 20's I bought a piece of property and spent all my money doing it, but it was paid for. Feeling broke, but at the same time I felt fortunate to have my acreage, because that was the most important thing to me. So I decided to buy an inexpensive mobile home for 10k, and build a pole shed. That would allow me to save up money for when it was time to build a real home. Because when you buy a bare piece of land that's exactly what you get, no well, septic, electricity, driveway, etc. I knew all of these necessities added up are expensive regardless of what kind of home you're living in. I quickly paid off the mobile home and shed plus I was able to save up about 70% of the cost of a new 1300 sq ft home with a basement. I have no regrets on living in a mobile home for ten years. I know it allowed me to build a shed right away and at the same time I wasn't bogged down with a big mortgage payment every 30 days.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7200230
02/28/21 11:32 PM
02/28/21 11:32 PM
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Joined: May 2010
Posts: 10,471 mn north of blakely
Steven 49er
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Joined: May 2010
Posts: 10,471
mn north of blakely
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Donner, I haven't read all the posts so it may have already been suggested. Build a shop with a living quarters. Park the pickup in the living room
"Inflation is always and everywhere a monetary phenomenon". Milton Friedman.
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Re: Inexpensive, easy to build House?
[Re: Wanna Be]
#7200244
02/28/21 11:42 PM
02/28/21 11:42 PM
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Joined: Oct 2011
Posts: 2,963 Central Ontario, Canada
Crit-R-Dun
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trapper
Joined: Oct 2011
Posts: 2,963
Central Ontario, Canada
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That will get you a decent 1800sqft house on an acre or 3 with a pool and generally a garage. Coon dog will cost ya though. That'll get you a 2 acre building lot in the country around here right now.
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Re: Inexpensive, easy to build House?
[Re: Machias]
#7200256
02/28/21 11:53 PM
02/28/21 11:53 PM
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Joined: Nov 2017
Posts: 11,253 Maine, Aroostook
Posco
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trapper
Joined: Nov 2017
Posts: 11,253
Maine, Aroostook
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Check out building a house with cordwood. Do a post and beam frame and the infill with cedar cordwood.
I came pretty close to building with cordwood but went with log instead. I may put an addition on using cordwood. Maybe an arctic entry.
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Re: Inexpensive, easy to build House?
[Re: Donnersurvivor]
#7201448
03/01/21 10:56 PM
03/01/21 10:56 PM
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Joined: Nov 2017
Posts: 5,509 West Central MN
20scout
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trapper
Joined: Nov 2017
Posts: 5,509
West Central MN
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Pole building with half of it being shop area and the rest is the living quarters. Shell it up and finish as you can afford to. Bale houses are great but wait a few years and see how you like them. I know of two that are/where about 20 years old and had to be torn down due to leakage. Once that starts then you have to deal with rotting vegetation, bugs, snakes to name a few things. Many times you don't know theres a problem until its too late.
Common sense is a not a vegetable that does well in everyone's garden.
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