Question Regarding Building a Home

How big is the lot that you are planning on landscaping/fencing?

For the fence--this summer we got a new cedar fence, 4' high (not a privacy fence). It was 240 linear feet and cost us under $3700.

For landscaping--That really depends on what type of landscaping you are doing. Grass, flower beds, shrubbery, ornamental trees, etc...I suggest finding a landscaper who specializes in native species, so that you have plants that don't need much water which will save you a TON of water in the long-run, and is also easy maintenance.

I would not assume any square foot price included "middle of the road" picks. You have to talk to the specific builder. Usually, the square foot price is simply for "builder grade"... which just means what that particular builder uses as his standard items. Most use the cheapest stuff they can... but certainly not all of them do. This is going to depend from builder to builder and from what their "typical" home and "typical" clients like.

One builder might use 3 1/2 inch baseboards as standard. Ours used 5 inch baseboard as standard. HE wouldn't build a spec house with baseboards smaller than that, so when he priced out bids, he priced them using 5 in baseboards. A different builder may build his spec homes with 4 inch baseboards, and use THAT as his "standard". You really cannot assume anything with this. Same with carpets or tile or wood flooring. There is a HUGE variation in quality and price of different carpets, different tile (size of tiles, composition of tiles and variation--which means how many different pieces before it duplicates the EXACT pattern on the tiles) and different wood (both by type of wood and width and thickness of the boards)... and one builder's "standard" can be vastly different than another's. This will be the case with every aspect of the construction. Yes, there are a lot of "general" things that many builders will tend to keep as the standard, but it is not a guarantee unless your contract specifies that it is.
Talk to the specific builder and get stuff in writing.

Talk to the builder and your realtor or representatve BEFORE you sign papers.

I can't answer to the costs of upgrades and some items not on the list but rest assured, there is a substantial jump in $$.

For instance, we opted to upgrade carpet which was $5000 extra, upgrade gutters $2000 extra (and ended up replacing and upgrading with a higher end company about 4 yrs later at $5000), managing drainage and landscaping, $3000 in the beginning and I've lost count at how much more over the last 12 years since we built. New upgraded roof with better venting ($5000)

We've ripped out and upgraded hot water heaters ($2000), complete ac/heating/furnace( $20,000+), more insulation ($2000), garage doors ($3000), appliances (about $8000)

These numbers do not include the regular maintainence of the home, yard, etc. We are on a heavily treed lot... we spend about $2000 each spring to maintain the trees.

Look at every detail and discuss it before you sign the dotted line. We've built 2 homes over 16 yrs, you can't be too careful when you are dealing with builders. They will find ways to cut costs and most of that is by cutting in areas where you cannot see it with your eyes. GO to the site on a daily basis, surprise them, oversee them take the beer on Fridays and make sure you get what you signed up for.

Good luck. It is a painstaking process but worth it in the end.

You need to get the builder to give you the allowance sheet BEFORE you sign the contract. Here that would be considered right or high but our allowance sheet allowed only $7500 for landscaping. When you include the REQUIRED sprinkler system, it left only tiny plants and spray grass(not sod). Also, the lighting allowance included $1700 which sounds like plenty but meant all the CHEAPEST builder grade lights only. Also, cabinets should include all(laundry, over toilet, etc...). READ your contract for a few days and have your realtor check it BEFORE signing. My husband wanted to rush and it cost us big time.

Before you build ANYTHING - talk with the builder and find out what they are and are not responsible for - EVERYTHING IN WRITING - READ it THOROUGHLY BEFORE YOU SIGN IT!!!

If they don't do the landscaping or fencing, find out who they recommend. Then go to Angieslist.com and check them out.

Fencing? get estimates from fencing companies - so you can get a baseline. I know here in NOVA - my friends who have almost 1/2 acre was $5K for fencing...and they got STANDARD fencing - nothing fancy.

Landscaping can be pricey - get plants that are native to your area.

Builders will do A LOT of things to cut their own costs and move things along. Go to the building site DAILY. Especially when the foundation is being poured, studs going up, electrical going in - talk to the inspectors as well.

Show the builder pictures of what you EXPECT in the kitchen, bathrooms, flooring, etc. Go to the showroom (if they have one) and see what they have....make sure that your expectations are met.

I believe they give you a build sheet - cost estimation of what they will be putting in and what you will be paying for...DO NOT let the build begin until you are happy with the costs and what they will be putting in.

HAVE FUN!!!

Don't just go by what your realtor says; I would consult local builders (several, at least) in your area, as well as a building costs resource (such as Marshall & Swift) online. You could also consult a real estate appraiser in your area. $110 per square foot is about average in some areas, but I'm not familiar with your area. (I am a real estate appraiser in New York.) If it is average for your area, it covers average grade building materials (flooring, roofing, etc.) as well as appliances. Things such as fencing, decking, fireplaces, etc. are considered extra features or amenities - Thus, their cost is added onto the cost per square foot. Landscaping is also additional and is considered a (along with driveways, walkways) 'site improvement' cost. As far as what fencing and landscaping cost in your area; again, consult local builders, Home Depot/home improvement stores. Also, different builders may charge different prices. I'm not sure about your area, but in our area (Long Island) builders charge for every little extra & upgrade. If a home has a builder's base price of (for instance) $400,000; you could expect to pay quite a bit more if you add extras (sometimes up to $50,000-$100,000, depending on upgrades). Good luck! Message me if you have any other questions.

What is included needs to be spelled out in writing. We did many upgrades after we moved in because it was less expensive to go through private contractors than through the builder.
Some of the things that were upgrades I would have thought would have been standard for a house that is my size and cost.
We built 12 years ago... Here are some of the upgrades as I remember.
Fire place (then upgraded again to gas, upgraded to marble surround)
Stone on front of house $20,000
Kitchen lighting 1,500 (builder grade was 1 big fluorescent light)
Upgraded from oak to cherry cabinets in kitchen and master bath, upgraded to white cabinets in hall bath
4 ft extension to family room. (Best upgrade we got... Our neighbors that have our model house and didn't get the extension all regret it)
Counter top upgrade ($8000)
Kitchen floor tile upgrade ($6000 but needed to do this when house was built due to extra support required in floor)
I would not upgrade carpet. New carpet is still new carpet and for the cost of an upgrade you can get new carpet again in a year or two. This is the biggest rip off in my opinion.
We had a lot of electrical work done after we moved in but did have boxes and switches run for future fans and ceiling lights.
We donated our appliances after we moved in because we did not like the upgrades the builder offered.
We also did not like the landscaping package offered so we did that after
Garage door after
Good luck! It is exciting to build a house but also very stressful!

EDIT. Above all else be careful with which lot you select. Flat? Hilly? Builders can grade the lot but I would not want a lot that sits at the bottom of a hill. Our neighbors had water in the basement every time it rained. Another neighbor has no useable backyard because the lot is graded with a huge slope going towards the back of their house. They had to put the swing set on the side yard and also have water issues in the basement. Ugh! I also have a lot that faces east. Hate it! We get the morning sun pouring in the front of the house and afternoon sun pouring in the back. Although we had our windows tinted and we have blinds I still need sun glasses inside my house sometimes. (We have transom windows and a large palladium window in the front and back of my house.)

Your contractor will be able to tell you exactly what the plans include. In my experience with Habitat for Humanity the basic house that is $XXX.xx per foot has XX, XX, XX, and XX included in that amount. If YOU want OO, OO, and OO instead that is an extra charge.

We allowed the future home owners to pick from a couple of counter tops that were very close in cost, then the flooring had 3 different linoleum choices, a few different carpet fibers in various colors such a a Berber, short pile, etc..., and then the color theme in the whole house.

If they wanted hard wood floors they had to use their spending allotment for that. I think it was just a few thousand dollars that was a free bonus to them to be used where ever they wanted. We had one home future home owner who had a son who had Down's and he did a work program through his high school. He worked for a man who contracted flooring for home builders. He gave her all her flooring at cost and installed it himself. She got the most awesome carpet!

Another home owner had a friend who did cabinetry. He did custom kitchen cabinets for them at his cost. They were solid wood and totally beautiful.

There are many things a basic house has that a showy house doesn't have. Such as crown molding, tray ceilings, custom cabinetry, all sorts of lighting extras, you must get the contractor you choose to put this all in writing.

I have a friend who moved to Spring Texas and they had a house built just a couple of years ago and they paid something like $47 per square foot. I can't imagine it really being as high as your Realtor is saying so be sure you visit with every reputable contractor you have in your area.

There are going to be some that are newer to the area, maybe don't have a lot of reputation, etc...but may be really good builders. They may be looking to get a foothold in the area, go visit some of each contractors homes and decide based on cost, quality of work, fulfilling the customers wish list, etc...make sure they are who and what you want before deciding.

for our 1/4 acre lot, a good wood fence was $5000, 5yr ago.

Personally, I think $110 per sq foot is a little high. You need to discuss this with a builder. Each builder is different in what they inlcude in the cost of the home. Do you own a lot? Is this in a neighborhood?