Before we start, I realize that this is a loaded question since there are so many variables. Here's the gist of it: If I had a lot, what would be the cost to build a four or five bedroom/ two or three bath with at least a two car garage (I'd like bigger, since I want to have a 'man area' of the garage to work on cars, etc). I really don't want it to be a two-story house, but I'm not sure if that will effect the price dramatically, so if it's cheaper to go up, I will. The house doesn't have to be brick. I don't like carpets, so I will go either laminate or hard wood. As far as how nice it is, I'd like for it to be a house that I can live the rest of my life in, so I'll pay for extra stuff like crown molding, real wood cabinets, etc. I want something that will last. Also, I feel competent enough to subcontract stuff out and manage the building process, but after two years of remodeling a house that got flooded in Ike, I can't bring myself to do much of the work, except for maybe the floors, which is a pretty fast process that's really rewarding to see the end result of, and I don't mind doing the network/cable wiring. Anyway, thanks in advance, CF.
whatever you do.......do not use Pioneer/Centex. they built my house in '05......it's literally falling apart.
Jeremiah, I did what you are wanting to do back in 2005-2006. I worked through the owner/builder network and subcontracted everything myself, as well as doing alot of the work myself to save money. First, if you want to be the contractor, but don't have the cash upfront, you will have to seek out an owner/builder company do back you on your construction loan (i.e. banks will not give you a construction loan directly; the owner/builder company backs the loan). Second, be prepared to be on site alot. Be prepared to drop what you are doing to go out and handle issues. Working with contractors are like working with children. Alot of them (not all) have to be babysat. Alot of them will show zero respect for your time. I had some great subs. But the few that weren't great, took half the life out of me. Seriously. If you don't have a job that allows you alot of flexible time, I would not recommend trying to do this. Third, make sure you use an inspector to inspect the project during the following phases: pre-foundation pour (make sure and have your foundation engineered; the inspector will make sure your foundation person has build the foundation according to the engineer); pre-sheetrock (easy access to the framing, electrical and plumbing roughouts). Fourth, make sure you carry a builder's risk insurance policy as well as a HO or renters policy. Subs like to steal all kinds of stuff if you are not there watching them. Theyll pick you off little by little so you don't notice until they are done that you are missing half your materials. The end result is satisfying, especially if you put in alot of your own labor. Im telling you though. It will not be easy. It is very stressful trying to manage a project like this. Make sure your health, marriage and finances are all in good shape before going forward.
If he controls the subs and does some work himself, it won't be nearly this much. This is what a builder would charge. I built the following for about $85/sq. ft. back in 2006: 2950 sq. ft (4 bedroom, 3 1/2 bath w/ 3 car garage w/ workshop). Upgrade carpet 16" ceramic tile throughout w/ some wood laminate flooring All granite counter tops Central vacuum system All stainless steel appliances Custom woodworking throughout (custom made crown molding; custom builtins in living room; chair rails, etc.) Custom solid wood stairs All polished nickel fixtures Triple zoned HVAC system Tankless hot water system That didn't include the $20K that I paid for my 1 acre lot in a gated neighborhood.
In Houston or Austin, for a basic home, the wholesale cost should be 50-60 dollars per square foot. On top of that you add granite, fancy cabinets, nice tile, wood floors and of course the lot.
My father and I built my house. My father was a contractor by trade but hadn't built an entire house start-to-finish on his own before. It cost about $120k in construction in the end. About 2100 sqft, 2 story, hardy-plank siding, pier-and-beam foundation. Only contractors we needed were an electrician, a welder (for staircase bannister), a plumber, and an engineer to approve the foundation. Everything else we did with day labor (and ourselves). We could have probably done it for less but we were paying fair-trade wages. Of course, having a contractor for a father makes it cheaper, and we picked a cost-effective building method (pier-and-beam). I don't think you could duplicate that.
This is a bit off topic, but since you are building it yourself and you plan on staying awhile, consider future proofing it. That covers a lot, but more specifically im talking about cabling and such. Things like running conduits down the walls will help a bunch later on when you're making these small upgrades.
