Hi -
We are looking to build a home along 30 A. Wondering how the build price per square foot compares from Seaside, Watercolor and Seagrove area? I understand there is a "range" depending on finishes, etc, but does anyone know the range for each community?
Thank you!
Replies
190
Beach Lover
Just some input, covered porches do add to cost and affect pp sq ft, but get the largest screened-in porch you can afford and ensure that it is functional to use as a living area with maybe tv, fireplace, etc.
For 9 months out of the year, you will enjoy this area as a living room.
For 9 months out of the year, you will enjoy this area as a living room.
Beach Comber
If you were asking about mine, I do have a small front porch in the plans but it is under the roof line and is a very basic porch. No screen or anything like that, just regular pressure treated wood. I think it is about 6ft - 8ft x 20 ft. The entire house I am trying to build is roughly 1500 sqft under roof with the porch on the front.
I just had another bid come in yesterday at around $350k..... I do not think a bank would even loan that on the projected house. I do not see where it would appraise at that price after construction and land, it isn't anything special.
I have had builders from outside the area tell me that it is because the guys down here have enough work that is high end with a higher profit margin that they do not need to take on smaller projects unless they can make a large profit off of it and that subs are charging the contractors crazy amounts for the work that they are doing. Not saying that this is the case, it is simply what I have been told. It is impressive to me that they are able to throw these prices at people for such small homes and that people actually pay that. Before I pay $350k for a 1500 sqft house, I can buy a larger one for less. I am holding out to find someone that can either build for what I think is reasonable.... Or I will do like someone else on here said and buy a modular.
Just a year or two ago, there were some houses built on 393 that were 1300 to 1500 sqft on pilings that sold for $179k Brand New with the land..... Now it seems to have just shy of doubled that for me just to build and I already own the land.... Something seems off to me but I know nothing about construction.
I just had another bid come in yesterday at around $350k..... I do not think a bank would even loan that on the projected house. I do not see where it would appraise at that price after construction and land, it isn't anything special.
I have had builders from outside the area tell me that it is because the guys down here have enough work that is high end with a higher profit margin that they do not need to take on smaller projects unless they can make a large profit off of it and that subs are charging the contractors crazy amounts for the work that they are doing. Not saying that this is the case, it is simply what I have been told. It is impressive to me that they are able to throw these prices at people for such small homes and that people actually pay that. Before I pay $350k for a 1500 sqft house, I can buy a larger one for less. I am holding out to find someone that can either build for what I think is reasonable.... Or I will do like someone else on here said and buy a modular.
Just a year or two ago, there were some houses built on 393 that were 1300 to 1500 sqft on pilings that sold for $179k Brand New with the land..... Now it seems to have just shy of doubled that for me just to build and I already own the land.... Something seems off to me but I know nothing about construction.
Beach Lover
Just a year or two ago, there were some houses built on 393 that were 1300 to 1500 sqft on pilings that sold for $179k Brand New with the land..... Now it seems to have just shy of doubled that for me just to build and I already own the land.... Something seems off to me but I know nothing about construction.The prices quoted are quite amazing relative to several years ago and unfortunate more reasonable pricing cannot be achieved. This is not a good sign or trend for working families in S-Walton. I have heard rumors of quality subcontractors inflating prices and sad this is affecting your dream house.
SoWal Insider
If you were asking about mine, I do have a small front porch in the plans but it is under the roof line and is a very basic porch. No screen or anything like that, just regular pressure treated wood. I think it is about 6ft - 8ft x 20 ft. The entire house I am trying to build is roughly 1500 sqft under roof with the porch on the front.
I just had another bid come in yesterday at around $350k..... I do not think a bank would even loan that on the projected house. I do not see where it would appraise at that price after construction and land, it isn't anything special.
I have had builders from outside the area tell me that it is because the guys down here have enough work that is high end with a higher profit margin that they do not need to take on smaller projects unless they can make a large profit off of it and that subs are charging the contractors crazy amounts for the work that they are doing. Not saying that this is the case, it is simply what I have been told. It is impressive to me that they are able to throw these prices at people for such small homes and that people actually pay that. Before I pay $350k for a 1500 sqft house, I can buy a larger one for less. I am holding out to find someone that can either build for what I think is reasonable.... Or I will do like someone else on here said and buy a modular.
Just a year or two ago, there were some houses built on 393 that were 1300 to 1500 sqft on pilings that sold for $179k Brand New with the land..... Now it seems to have just shy of doubled that for me just to build and I already own the land.... Something seems off to me but I know nothing about construction.
$175/ft is not out of the norm for the house construction only. If you include the lot in your square footage, that can skew your numbers and can differ widely because of location. Houses on pilings are going to be higher per square foot for a number of reasons not the least of which is the pilings installation, the more extensive use of scaffolding, the underpinning, extra stairs, covered porches, etc. Also, smaller square foot houses have a larger per square foot price because you still have to have all the same amount of mechanicals for a small house as a large house. The extra square footage of empty floor space is relatively cheaper.
Beach Lover
I am looking for an affordable architect. Home size approximately 2200 sq. ft. Been searching internet for home plans, but with no luck. Any help would be greatly appreciated.
Beach Fanatic
I am looking for an affordable architect. Home size approximately 2200 sq. ft. Been searching internet for home plans, but with no luck. Any help would be greatly appreciated.Tim Tricker is amazing ...
Projects
Beach Fanatic
I am looking for an affordable architect. Home size approximately 2200 sq. ft. Been searching internet for home plans, but with no luck. Any help would be greatly appreciated.
Florida Cracker House Plans | Olde Florida Style Design at COOLhouseplans.com
Beach Comber
Yeah, maybe it's just strange to me that not long ago a house on pilings, in the same area, same size roughly, were built and sold for 179k.
As I said before, I know very little about building and construction. It's just very difficult for me to understand how a small house like that can be valued anywhere near that to build. Maybe if there was a high level of finish but not for a standard finish level.
I actually just had another estimate come in yesterday at 356k.
For that price then include the land cost (under 500k), I could purchase plenty of houses on the mls currently that are bigger and finished well.
As I said before, I know very little about building and construction. It's just very difficult for me to understand how a small house like that can be valued anywhere near that to build. Maybe if there was a high level of finish but not for a standard finish level.
I actually just had another estimate come in yesterday at 356k.
For that price then include the land cost (under 500k), I could purchase plenty of houses on the mls currently that are bigger and finished well.
Beach Lover
I'm not sure where you are getting 179k from. That is so last century. (I'm trying to be funny). The construction of a house involves so many "parts" and subcontractors. Picture each one of these parts costing more through natural inflation (Cokes use to cost 15 cents, back in the day) and it just adds up. Picture the costs of material always going up because of demand. Picture workman's comp insurance at around 40% for every workman out there. Picture regulations that require hurricane proof building procedures and impact resistant windows and doors.
That being said, possibly the best way to insure you are getting the best deal you can, is actually a cost-plus contract, in which the builder gives you copies of all costs of material and subcontractors he incurs, and you agree on a set contractor's fee that you negotiate in advance. If a builder bids a fixed amount on a house, he will have to include a contingency fee, sometimes called "padding" in case things go wrong, which almost always happens. If he estimates too tight, he runs the chance of going out of business. Back in the day, I bid a house, and Hurricane Hugo hit Charleston, and the price of 1/2" plywood tripled overnight. Ouch!
That being said, possibly the best way to insure you are getting the best deal you can, is actually a cost-plus contract, in which the builder gives you copies of all costs of material and subcontractors he incurs, and you agree on a set contractor's fee that you negotiate in advance. If a builder bids a fixed amount on a house, he will have to include a contingency fee, sometimes called "padding" in case things go wrong, which almost always happens. If he estimates too tight, he runs the chance of going out of business. Back in the day, I bid a house, and Hurricane Hugo hit Charleston, and the price of 1/2" plywood tripled overnight. Ouch!
Beach Comber
Hey Garrett,
Thanks for the explanation! I surely understand that they must make a profit. Hopefully I'll find a price that I can swallow move forward with!
The times I wish I had learned how to build! I'm sure there is a good feeling of accomplishment if you hands on build your own house!
Thanks for the explanation! I surely understand that they must make a profit. Hopefully I'll find a price that I can swallow move forward with!
The times I wish I had learned how to build! I'm sure there is a good feeling of accomplishment if you hands on build your own house!
SoWal Insider
Yes, I fell into building as a young man, and loved the feeling of accomplishment from standing walls and drying in a roof. Then you progress on into liability, workman's comp, cost over-runs, change orders, and constant number-crunching. Funny how things change.
Beach Comber
Haha I can imagine, I simply meant one time and that being my own home.
I understand the business end of it, time schedules are my nightmare. I am a ship captain and frequently have to explain why it may take us twice as long to get somewhere when we are running through storms or whatever other environmental forces may be delaying us. Then our marketing departments don't market our ships accurately...they can always go much faster, carry much more cargo, and hold in much more severe weather according to them. Then I'm stuck trying to explain to someone that the guy they spoke with was a salesman....
I understand the business end of it, time schedules are my nightmare. I am a ship captain and frequently have to explain why it may take us twice as long to get somewhere when we are running through storms or whatever other environmental forces may be delaying us. Then our marketing departments don't market our ships accurately...they can always go much faster, carry much more cargo, and hold in much more severe weather according to them. Then I'm stuck trying to explain to someone that the guy they spoke with was a salesman....
Beach Comber
Haha I can imagine, I simply meant one time and that being my own home.
I understand the business end of it, time schedules are my nightmare. I am a ship captain and frequently have to explain why it may take us twice as long to get somewhere when we are running through storms or whatever other environmental forces may be delaying us. Then our marketing departments don't market our ships accurately...they can always go much faster, carry much more cargo, and hold in much more severe weather according to them. Then I'm stuck trying to explain to someone that the guy they spoke with was a salesman....
Hey Garrett,
Thanks for the explanation! I surely understand that they must make a profit. Hopefully I'll find a price that I can swallow move forward with!
The times I wish I had learned how to build! I'm sure there is a good feeling of accomplishment if you hands on build your own house!
BlaineAtk - Are the bids broken down for you to see what the costs are for specifics items? If so, do any seem high to you?
Beach Comber
No, I haven't actually gotten any paperwork from anyone with a cost breakdown. What I have basically been getting is an email from the builders stating what they estimate that I will spend to get it built.... I have been sending out my plans and then they reply about two weeks later give or take with a pretty basic answer saying that they can build for x amount of dollars. I have gotten prices from 225k which seems decent all the way up to 356K. I dont see how the price can vary that much without someone on the high end making a pile of money....
I have discussed options which I want a basic finish level, no landscaping, I have pay upfront for land clearing, no appliances in the cost as I am paying for them cash, surveys paying upfront, the house a consistent pitch all the way down which doesnt change or have multiple pitches, no protruding areas from the house as it is just a rectangle, front porch not screened in and it will be regular pressure treated wood, the lower area is open, no concrete driveway or concrete slab under the house, etc.
I have discussed options which I want a basic finish level, no landscaping, I have pay upfront for land clearing, no appliances in the cost as I am paying for them cash, surveys paying upfront, the house a consistent pitch all the way down which doesnt change or have multiple pitches, no protruding areas from the house as it is just a rectangle, front porch not screened in and it will be regular pressure treated wood, the lower area is open, no concrete driveway or concrete slab under the house, etc.
Beach Comber
I work in the industry and have done work for both of the above, Lou Deman and Deron Strickman. I would highly recommend both of them as extremely competent professionals. I would trust either to build my house.Tell me more. I am considering builders to build my house.
Beach Fanatic
Affinity Building Systems
Beach Comber
Costs to construct a home on 30a are typical of any other coastal Florida market.
Calculate the cost of all materials to build a building and you have the cost. The difference in SoWal is what the human element believes they deserve.
Ask any experienced builder to calculate the cost of all the materials on your job first excluding all labor. If they can't give you the cost of all the materials combined then move on to someone else who can.
The cost of "materials only" to build a house in Rosemary Beach is somewhere near $75 per square foot. WaterSound Beach $73, Watercolor $71, Alys Beach $70. Then calculate the labor for every trade. A yard of 3,000 PSI, regular rock, no fiber concrete is currently +- $94. A 3,000 sq ft Alys Beach 100% concrete home will use approximately 320 yards of concrete
Calculate the cost of all materials to build a building and you have the cost. The difference in SoWal is what the human element believes they deserve.
Ask any experienced builder to calculate the cost of all the materials on your job first excluding all labor. If they can't give you the cost of all the materials combined then move on to someone else who can.
The cost of "materials only" to build a house in Rosemary Beach is somewhere near $75 per square foot. WaterSound Beach $73, Watercolor $71, Alys Beach $70. Then calculate the labor for every trade. A yard of 3,000 PSI, regular rock, no fiber concrete is currently +- $94. A 3,000 sq ft Alys Beach 100% concrete home will use approximately 320 yards of concrete
Beach Fanatic
Costs to construct a home on 30a are typical of any other coastal Florida market.Very interesting...can you give me more info on homes you have built and which are you own as approved builders for their customers. Thanks.
Calculate the cost of all materials to build a building and you have the cost. The difference in SoWal is what the human element believes they deserve.
Ask any experienced builder to calculate the cost of all the materials on your job first excluding all labor. If they can't give you the cost of all the materials combined then move on to someone else who can.
The cost of "materials only" to build a house in Rosemary Beach is somewhere near $75 per square foot. WaterSound Beach $73, Watercolor $71, Alys Beach $70. Then calculate the labor for every trade. A yard of 3,000 PSI, regular rock, no fiber concrete is currently +- $94. A 3,000 sq ft Alys Beach 100% concrete home will use approximately 320 yards of concrete
Beach Fanatic
Sorry which banks approved builders list are you own.
Beach Comber
Very interesting...can you give me more info on homes you have built and which are you own as approved builders for their customers. Thanks.I'm having a hard time understanding your question.
Beach Comber
I'm not here looking for customers. I'm here to help any SoWal member understand the cost of materials so they can determine if the labor end is worth it or not. I have no problem sharing the actual costs of construction on the 400 projects I've already completed.
SoWal is also thick in layers of individuals who get paid out of the construction costs, but who actually perform no work that would be described as construction completion. Think about a contractor who hires managers to manage an individual house. Consider if those managers perform work and what the actual dollar value of the work they perform is worth compared to their expense. Consider the subs that contractors use and if the sub actually performs work on the building. Many, many Subs here do not perform any of the work but they do take some of the money for themselves which is categorized as a construction expense.
I like to start by asking for a detailed estimate of the cost of all the materials to complete a project. Your search begins and ends on this simple document. This document will show you whether the contractor of record has a true grasp on the materials it takes to build a building, and his or her success in negotiating the purchase of those materials. If they are overpaying for number 2 Southern Yellow Pine it can't be unrecognized on this type of a form. Then the difference becomes are the subs and the owner giving you $50,000 worth of combined value, $100,000 worth of combined value, $300,000 worth of combined value or $450,000 for their labor efforts alone.
Edited
Beach Lover
Tell me more. I am considering builders to build my house.Be very careful in your builder selection. Due full due diligence on their history, including previous Company names they have built under, and investigate if they (or their predecessor Companies and/or principals) have been removed from approved builder lists in any communities in the area.
Beach Fanatic
We agree with coondog 100%. Check references, supply houses, subcontractors, ect. Get multiple bids. Sometimes cheap is awful expensive.
Beach Comber
Be very careful in your builder selection. Due full due diligence on their history, including previous Company names they have built under, and investigate if they (or their predecessor Companies and/or principals) have been removed from approved builder lists in any communities in the area.Don't let people distract you. Ask for a list of all the materials, and their cost. You can compare Apples to Apples clearly this way. Number 2 Southern Yellow Pine can't be confused. 3,000 PSI regular rock concrete can't be confused.
Beach Fanatic
My bank has a full list of their approved builders. If someone isn't on their list they conduct full check before I get their approval..they are looking out for their money as well as my best interest..actually whole process is kind of intimidating..going slow!!!!
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