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Old 04-26-2013, 04:53 PM   #16
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Deciding between build or remodel


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Roll this equity into your dream house.
Building equity in Nebraska. That's a good one.

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Old 04-26-2013, 04:57 PM   #17
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"Only" $12K? Based on the depths of other wells around us, we only budgeted about half that much. But drilling a well is always a crap shoot anyway - could've had a 750-ft dry hole.

Yes, it is quite a roof, and it's a cathredal ceiling inside. Had to have a 3.5-ton HVAC unit because of the sheer volume of the house. Our first log home 25 years ago had a 5/12 roof with asphalt shingles. Never did like the way it looked, and swore the next one would be different. My wife designed this one. With Habitat for Humanity, I have experience with metal roofs (the corrugated kind that screw together) but the standing seam style requires a brake and sheet metal skills. Wasn't too keen on working at such a steep angle either - putting down the sheathing was enough for me. I'm not scared of heights, but falling and breaking something at my age would not be pleasant.
Well, I said only due to the depth! I understand that it all depends on the type of drilling, had you been where there were sediment and rocks and all sorts of that fun stuff I could see it being a lot more. Surprised you didn't stop after a couple hundred feet more compared to the neighbors.

I like vaulted ceilings but they do require that much more volume of air to have conditioned.
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Old 04-26-2013, 05:06 PM   #18
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you spent 50 dollars and 84 pennies per square foot.
Yes, but his bathroom was already there! Huge difference. No foundation to build, nor walls, drywall, doors, windows, roof, etc. If finish work is 1/3 of the total, and he spent $50/sf, then the actual cost of doing it all would be $150/sf.

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Looks very nice, by the way.
Yes, it does.
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Old 04-26-2013, 06:07 PM   #19
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Deciding between build or remodel


I've owned my "dream land" for 7 years now.
I have looked at every book and internet site that include home plans you can think of.

After all this time, I just cut the grass and fish every now and then.

Wife has changed her mind about living there, so what's a guy to do?

I have come to realize that it would be cheaper, and quicker to find the "dream land" with a house already built.

Until then, I just cut the grass and fish a little.
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Old 04-26-2013, 06:08 PM   #20
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I'm with the poster above, there is a lot of work that needs to be done on your budget.

I just got done remodeling a 8'x6' bathroom. And with doing all the work ourselves we were just over $3,000.

Vanity and prefabbed granite countertop with faucet and sink = $600
Concrete demo, rework the plumbing, repour = $100
Corner Toilet and installation materials = $220
Shower Pan = $250
Marble Shower Walls = $10 (craigslist)
Custom (this was an smaller shower due to room constraints so no prefabbed enclosure would work) Glass Shower Enclosure (neo angle) = $1,100
Upper Cabinet = $180
Tile, Thinset, Grout = $300
Mirror = $60
Shower Valve = $140
Trim & Paint = $60
Misc. Materials = $100-200

And all of that was just for a 8x6 bathroom and having about $300-400 cut out of the budget due to finding the marble shower panels on craigslist for $10. Also, this was with us doing all the work and it wasn't as if we went all out on the materials. Bathroom remodels are some of the highest cost remodels to do there is a lot of expenses per square foot, just like kitchens.

I would be inflating your budget on building new a good chunk.
So, is that stack of wood holding the tank down, or the window up?
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Old 04-26-2013, 06:11 PM   #21
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Deciding between build or remodel


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I've owned my "dream land" for 7 years now.
I have looked at every book and internet site that include home plans you can think of.

After all this time, I just cut the grass and fish every now and then.

Wife has changed her mind about living there, so what's a guy to do?

I have come to realize that it would be cheaper, and quicker to find the "dream land" with a house already built.

Until then, I just cut the grass and fish a little.
Man that kind of sounds depressing! If I had the land I would want to landscape it, but I can't landscape until long ways down the road with the house build haha. Locations around here that I personally like are scarce. I'm really picky about it, which I think I can and should be if it's where I'll be for an awful long time.
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Old 04-26-2013, 06:55 PM   #22
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Deciding between build or remodel


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So, is that stack of wood holding the tank down, or the window up?
It's amazing how I look but can't see.

Didn't even notice that.
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Old 04-26-2013, 07:04 PM   #23
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It's amazing how I look but can't see.

Didn't even notice that.
LOL. Thought that was just your leftover scraps.
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Old 04-26-2013, 11:07 PM   #24
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It's a concrete exterior wall so no nails the scraps where holding the apron up while the adhesive set up. I thought I would get some questions about that.
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Old 04-26-2013, 11:38 PM   #25
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It seems like I am having that conversation more and more about how much stuff is going to cost. I just did a bottom end rental property bathroom for a brother. I figured every nut and bolt I would need, totaled up the cost of materials. 3900 dollars. My brother though I had lost my mind. He could not believe his little bathroom was going to be 4000 dollars just in materials. I tried to explain to him that it would not be possible to do things any cheaper, other than stapling a tarp to the ceiling and running a garden hose through the window. Ended up costing 4000 dollars just in materials. When a homeowner acts as a gc things get messy real quick. One poor decision and you are out all the money you would have ever saved on the whole house. I will say these other posters on this post are giving very good advice.
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Old 04-27-2013, 03:36 AM   #26
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Deciding between build or remodel


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I've owned my "dream land" for 7 years now.
I have looked at every book and internet site that include home plans you can think of.

After all this time, I just cut the grass and fish every now and then.

Wife has changed her mind about living there, so what's a guy to do?

I have come to realize that it would be cheaper, and quicker to find the "dream land" with a house already built.

Until then, I just cut the grass and fish a little.
Much like myself--bought the land in '05, looked all over at plans and prefab houses--didn't like what I saw. Then the financial crisis hit and put everything on hold. In late 2010, started to build a shop on my land, using materials I'd saved over the previous few years. Then I got offered a house by a contractor I regularly sub to--checked current rates for new build--cost to relocate and renovate it worked out to about half of building same size new, and old home is built with better materials to boot So I had it shifted to my land and placed on new foundations. I'm down about 60k for buying the house, shifting it, new foundations, connecting the services and the renovations which I have done myself.
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Old 04-27-2013, 06:49 AM   #27
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Prior poster raises an interesting possibility I thought about but did not mention since you seemed set on building a new home from scratch.

It is not a casual process but is there a home you like, or would like with some work, that you could move to the land you found? This might pose a nice solution to many of your challenges. It is a longshot but there might be grant money for something historic and landmarkable.

You will need a thorough inspection for your own sake as you should get on any used home. Consult with a home moving company to make sure the one you pick can be relocated.

Obviously you do not want to drag the thing from the Bahamas or something but if there were something close you might think about this.
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Old 04-28-2013, 06:04 PM   #28
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Come on guys...I said I was leaving out all finish materials and that I just wanted to include the cost of having the place sealed up more or less. I wouldn't be installing duct work, drywall, mud, paint, caulking, trim, tile, carpet, trim, molding, cabinets, cupboards, etc. until I have more equity built up.

3000 for windows is low? I wouldn't be buying fancy ones, nor very many. 9 to 11 of them, standard size. Shucks, I could buy 13 of these or 20 of these.

I know the misc hardware will add up, and the exterior flashing, wrap, trim, etc does cost a pretty penny.

I do not mean to sound arrogant.

3,500 on plumbing is low? Simple sink, toilet, and shower. Water lines to kitchen sink and dish washer, bathroom laundry machine, then exterior faucets. The toilet and sink downstairs would be put in later, tub/shower if it were turned into a full bath.

All kitchen appliances would most likely be bought used and gradually as I am further down the road with the build. No frills counter top is cheap, and cabinets are affordable if you spend time building them. Am I wrong?

A nice entry door with sidelights...2k? Haha, yes, I am aware that THAT kind of door would be. Do you really need one that fancy? Maybe you would like one, but you can live with one of these or these. I guess your post does show the different desires in a build and style of home. I suppose you scoff at the 'puny' dimensions of 32'x32' and how there is NO resale value in that at all. To each their own, but I don't plan on having many frills until much later in life. I think that's part of life...upgrading as you go and afford. However, I also put good faith in a good location of a home no matter the amount of effort it takes. Money on the other hand...can be a gamer changer to me. I'm willing to dump my personal time into it, but I can only work so many hours on the clock.

Once again...just trying to set the hurdle bar height so you can see what I am going on about.
On your windows: Those don't appear to come with a nailing fin, which if they don't you can't use them as they are for replacement, NOT new construction. Okay, let's try to help you hear with a story that is true":

Decided to put new windows in my house, it had what I call mobile home windows. You know the kind, awning styling that push out. I really wanted the double hung windows, cottage style and got lucky 1 day. A guy had bought new construction double hung cottage style low e argon gas windows for his house, installed them and then the city condemned the house. Talk about bad luck for him, it was good luck for me as I pulled 13 windows for $300, Pella's on top of it. Vinyl with the flange. There are really nice windows, 36 inch x 50 inch or something like that (I sold the house a few years ago)

Okay, it's time to install windows. The house was on a slab built in a very wet part of Ohio. They used a brown fiber board for the sheeting on it in the 50's, 1954 to be specific and this stuff was shot. So, now I have to resheet the whole house with 5/8's inch osb. Okay, my $300 cost just went up a bit as the house was a 1700 sq ft ranch. Damn, gonna need more nails.

Only another issue came up as we were resheeting the house. Remember how I said it was built on a slab in a very wet area? Well, the damn seal plate and bottom of many studs were rotted out. Okay, now the price just went up again as I need a new seal plate and many new studs. Only now to protect the seal plate for years to come needed to lay some brick to bring up the height where the seal plate attaches and get it off that damn slab that is pretty much at ground level. Oh, did I mention by now I've had to rip every drop of aluminum siding and then wood lap siding that was under that off the house? Found a whole wall that was from floor to ceiling corner to corner hornet nest. Had to pay an exterminator for that too. I wasn't ripping that SOB out with live critting playing in it.

Okay, so now I've paid a mason to lay this 4 brick high wall all the way around my house running supports as he works, tearing out ahead of him and fixing studs behind him. Had to replace every damn exterior wall 2 x 4 on the house, resheet the whole friggin' thing, rerun electric that got in the way, by all new sheet rock for all the exterior walls (inside of them) and reside the whole damn house in vinyl plus all new insulation. Why? Because I wanted new windows. By the time this job was done I said screw it and put in new doors and replaced the patio sliders with french doors. Again, all because I wanted to put in new windows.

Now OP your bid doesn't have lots of things in it that are basic to just sealing in the house. I'm not gonna go through it but your in Nebraska, you'll need a roof. Did you include ice-guard? Gutters? Don't say gutters aren't needed at the start unless you want to be replacing that whole exterior as you flood it. Of course then you need down spouts and elbows for them and fastners and caulking and a new caulking gun and utility knife and a hammer and a drill and lots of little bits and saws.... Oh gawd there is the table saw and the compound mitre chop saw and the circular saw and the jigsaw and the coping saw and the pipe cutter and the hacksaw and the concrete saw... Did I mention the band saw?

Strong suggestion OP, buy a used mobile home, put it on your land and fix it up. You'll be able to sell it in in Nebraska when your done. Get a good feel for what all it takes to redo/build a house, save your money and in a few years then you can use the land after you've established more credibility as the down payment for a construction loan. The mobile home you can buy for cash and get lots and lots of valuable experience as you fix it up and then you can get a much nicer dream home when your done.

Your right, you don't need fancy, noone needs it. But your young and you'll realize as you get older and have a family that many things we consider luxuries really are a neccessity. Like more than 1 bathroom.
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Old 04-28-2013, 06:44 PM   #29
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Deciding between build or remodel


Why build a new home using cheap materials? Tract home builders do that on a very large scale and they still ending up costing more than what the OP is budgeting for. I remember his thread from a few weeks ago. A lot of great info in there. Of course it wasn't what he wanted to hear. To each his own, I guess. I have heard and seen this same attitude many times over the last thirty years. Of the few that even attempted to pull it off, I can't remember one that turned out well.

I built my own home here in the midwest about 20 years ago. Very simple design, performed the framing, roofing, drywall, painting, and finish myself. I did not skimp on every little thing, knowing that I could end up living here for awhile, or if I needed to sell, building with better materials would mean a quicker sale at a better price. One of the many things that I failed to budget for was light bulbs. Ended up spending about a hundred bucks for those. Imagine how many other little things the OP has omitted.
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Old 04-29-2013, 09:39 AM   #30
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Come on guys...I said I was leaving out all finish materials and that I just wanted to include the cost of having the place sealed up more or less.
Why would you budget to the half-way point? It's not livable without some interior work.

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I wouldn't be installing duct work, drywall, mud, paint, caulking, trim, tile, carpet, trim, molding, cabinets, cupboards, etc. until I have more equity built up.
So you're going to half-build a house, then not live in it till you build up equity? You cant realistically live there w/o duct work, tile, etc. A bathroom would be non-functional for day to day life. Nebraska gets cold in the winter.

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3000 for windows is low? I wouldn't be buying fancy ones, nor very many. 9 to 11 of them, standard size. Shucks, I could buy 13 of these or 20 of these.
Yes but besides the cost of the windows themselves, you have 50% more in peripheral needs related to installing them.

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I do not mean to sound arrogant.
No worries. It's just a forum, and I chime in where I think I know something.

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All kitchen appliances would most likely be bought used and gradually as I am further down the road with the build. No frills counter top is cheap, and cabinets are affordable if you spend time building them. Am I wrong?
I built my own cabinets for a small bar once -- and for a shop later. It took ~forever~! Tons of joinery... do you have a table saw? Dado blades? Angle jig? Panel jig? Router? Drill press? Compressor? Nailer? Sander? Then the cost of wood, stain, poly, drawer rails, hinges... Have you watched Norm build a cabinet and seen how much work is involved in doing it from scratch? Yes you can do all this with cheap tools... and what you said in the other thread... something along the lines of "I'll just get some rough plywood and build my own" has me really wondering if you've built anything before. Cabinets take a lot of work, a lot of tools, finished plywood, and hardwood for trim and doors. But if you're thinking rough plywood, a circular saw, and some nails, maybe you can build them cheap.

Building custom cabinets is either a job or a hobby - not a way to save money.

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A nice entry door with sidelights...2k? Haha, yes, I am aware that THAT kind of door would be. Do you really need one that fancy? Maybe you would like one, but you can live with one of these or these.
Actually, I like that door, and I just bought 4 of the exact model but interior version. On sale even. $144 a piece - $600 for doors not in your budget. Maybe you're thinking the similar interior door for $78 which is paper-faced. Scratch a hidden corner in the store w your fingernail and see how easily that paper peels off...

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I suppose you scoff at the 'puny' dimensions of 32'x32' and how there is NO resale value in that at all.
Not scoffing, just suggesting other options. I would definitely build bigger. One guy above said 1900sf. I think that's overkill. But I would absolutely shoot for 1300sf and 3/2. That's a modest size capable of supporting a typical family. I would start with floor plans around 1200, but see if you can end up closer to 1400.

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Once again...just trying to set the hurdle bar height so you can see what I am going on about.
You can only set a budget so low and come out of it w a decent house. If you want cheap - I'd go like others suggested - manufactured home. Buy, install, done. Minimizes cost overruns. If you want to build your own, that is awesome - buy the house you can live in now and buy that lot for $5k and then build it slowly and a little nicer and bigger over the next 5 years. You get the best of both worlds. Then if at your day job you're surplusing hopefully $20k yearly, you can put that into the home and with your $60k up front, have a nice house in 5 years. Then rent out the other one you bought to live in.

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