[Esther]

Originally Posted by tbpew

I think your numbers are certainly pretty good starting points.
Consider this;
1. the box
2. the site development/permits/fees
3. the land acquisition

If you use a modular home (2-6 boxes) with a stick-built garage or porches, you can easily be in the $50/sf ball-park.

Modular is pretty similiar to stick-built costs with the advantage of the time reduction and reduced weather-related issues.

If your site can accommodate...you can't beat a poured-wall full basement with a walk-out and slab-on-grade for garage and porches ($15-18/sf?). Garage add-ons are always a "phase-able thing but the garage can be very helpful for your utility service entrances and a house central-vac. I think, in general, a poured wall basement is very cost effective against a block foundation. Raise the basement an extra foot (9') and get some natural light options and the future finished spaces will be very affordable (rough in the soil lines for lower level bathroom).

Flag lots can FREAK-YOU out concerning electric, water and sewer development fees as well as the grading and sub-base and surfacing of the long driveway.

What do you mean by Flag lots?

Kitchens, bathrooms and custom flooring/finishes are so expensive that you may want to unbundle them from the general contractor who is always looking for a 7-15% mark-ups. If there is any way possible, get the general to establish your shell to get to some kind of U&O and then deal direct with the subs for the pricey finishes (much easier to do with modular installers). Nice "sweat" equity can be realized if a land acquistion can be made that does not require exceptional grading and storm water management measures.

What do you mean by U&O?

Note: MODULAR DOES NOT have anything to do with double-wide or other type of portable pre-fab homes. A modular is a factory constructed house that is segmented into boxes, normally 2-4. They often have some component of stick-built attachments but they do also include garages although I have not seen many folks include the garage from the modular supplier.

Yes, I looked at modular before.

A new site will involve public utility hook-ups (connection fees) that can be pricey. In this area, a water and sewer hook in the street can be in the $3500-7000 EACH, depending on your lot frontage.

Impact fees and permitting....a few calls to your local government and you can learn about these.

What would be impact fees?

Does your site involve a reguired grading plan (not that common in residential construction). Does your site need storm water/runoff containment measures (normally if you are within 1000' of a tributary to a body of water you will).

In my opinion, always go new if possible. The new system commissioning is always preferred over the old system replacement. Site development is purely an overhead cost in the "new".

I found 2 acres that is near a bayou. I am trying to find out if it floods in that area.