
PRICING INFORMATION
Pricing Information
Because we are a custom builder, we do not have a “cost per square foot” estimate production builders are able to give. It’s a challenge to explain the costs of custom construction. A truly custom cottage is a one-of-a-kind expression of your personality and your requirements and our cost per square foot varies greatly from plan to plan.
We do component-based pricing. We count everything – every board, door, window, holddowns and hardware, rebar pieces, drywall SF, Insulation SF, roof SF, siding SF, window/door trim, # nd size of vents, gutters and downspouts - the list is long and comprehensive.
We have 137 different counts that we take off from all plans to determine pricing.
Some significant cost drivers:
Size: the most obvious of course. Don’t forget to review the sizes of garages, porches, decks, bonus rooms, and large “open below” (2-story rooms) areas - these are often overlooked when thinking about size, yet these parts of your plan have significant costs associated with them.
Shape: a square 2-story house is the lowest cost structure (and the most boring). Typically the more “corners” on a plan the higher the cost/SF - but the better “street appeal” it will have.
Roof pitch and complexity: Higher pitched roofs affect framing budgets, siding budgets, and roof budgets. Exterior corners and nooks will add roof complexity and cost - but they typically produce much better street appeal.
Siding Style: We have access to all types of siding products. Some siding styles are 4-5 times the cost of standard lap siding. Many customers control costs by using higher-cost siding treatments as accents.
Windows: windows affect engineering, framing, siding, drywall, and trim. A high number of windows decreases the strength of the exterior wall assemblies against earthquakes so we have to take additional seismic bracing measures in order to maintain structural integrity.
Kitchen size and features: a kitchen is probably the most expensive room (per square foot) in a home. Items like specialty cabinets, specialty appliances, and specialty fixtures can add up fast.
Sample Plans and Current Shell Prices HERE:
**Notes on Current Pricing
Material costs can change rapidly in the building industry. We hate to say it, but prices are subject to change without notice.
“Shell” prices are based on our standard “starting point” features. Because we are a custom builder, we can change any feature to a code-approved application. As a starting point and for comparison, the prices shown include the following items:
Foundation based on a flat lot
Framing labor and materials:
Dried dimensional lumber where available
Plywood wall and roof sheathing
2x10 finger-jointed, edge-glued and primed barge boards with 1x3 shadow board
2x6 finger-jointed, edge-glued and primed fascia boards
High efficiency Milgard windows. Other top brands are also available.
Exterior Doors- allowance to choose from top brands, styles and materials
James Hardi lap siding standard (7” reveal) with finger-jointed, edge-glued and primed trims
Owens Corning Duration Roof Shingles with non-prorated warranty
White steel 6” K-style gutters with cleanouts at all downspouts
Custom rough-in plumbing, gas water heater
Custom Electrical Installation
High Efficiency Minisplit Heat Pump System
High Efficiency insulation package that meets or exceeds all Energy Star requirements
1/2” Drywall taped and textured (“Orange Peel” on walls, Brocade on ceilings)
Installation of owner’s electrical and plumbing fixtures
“Shell” prices above do not include the following JURISDICTION and SITE-SPECIFIC items:
Survey, Geotechnical, Civil and Structural Engineering
Plans and permits
Site Development- demo, excavation, and utilities
Flatwork and/or decks (depending on site slope)
“Shell” prices above do not include finishes after drywall”
Interior and Exterior Paint
Cabinets, Countertops and Backsplashes
Flooring and Tile
Trim Labor and Materials
Appliances and Finish Hardware
Cleaning-jobsite and final cleanup