We will be moving to North Texas next month. Having a bit of trouble finding the right place for our family and desires. I had the thought of trying to find a lot and building instead. I need to be told if I am absolutely crazy, as I have no clue what building costs are these days.

My wife's dream is a really nice Barndo. I would love it if it had a big enough shop/garage to park a camper/RV in. We can do a portion of the interior finishing work ourselves. I have access to some potential help with the construction too, but I would like to get an idea of costs without that help.

I know costs can be all over the map. But, assuming I already had the lot, and wanted to build a very nice 2000-2200 sq.ft Barndo (4 bed 2.5 bath) with an awesome porch/outside entertaining area- what ballpark are we talking about here? 250K, 350K, 500+? Could it be done for less?

Again, I'm just looking for a dose of reality here from those that have built homes before. We are not in a time crunch, and could live/rent somewhere nearby during construction. But- I don't have money to burn.

Should I just forget this and keep looking for existing homes to buy? I know a good place will pop up eventually if we are patient. But it feels like our ideal place is pretty much a unicorn… and may not exist- yet! Ha ha

Currently building something similar to what you're looking at. It's (hopefully) going to end up around $175/sf.

ETA: ditto on buying vs building. If I ever do this again I'm going to GC it myself. Building is a holy nightmare. You've gotta check in twice a day every day unless you wanna do a lot of backtracking.

Keep looking. You may not find your dream home but in a relocation it's your best option. From that house live and build your dream home or barn while in the relo home.

My old Aggie roommate just finished a new barndo on his land outside Bandera and it's about that size. He was the GC and did lots of work himself. He said he has between $180-$195 per square foot in it.
My neighbor at the Ozark place just got a bid on a barndo for just at $200/sq. Ft.
These are both red iron buildings and nicely finished out.

Recent barndo cost on the RE forum.


https://texags.com/forums/59/topics/3365621

What part of North Texas do you need to be in?

I'm no expert on construction, but location and lot size are going to be a major cost driver in this region.

Also soil type and how many services are already on site.

Clearing, water, electric, how much road?

Barndos aren't really a whole lot cheaper than a conventional home unless you're going to be doing a lot of the work yourself. Furthermore, you significantly reduce your potential buyer pool on the back end if you decide to sell later. I have nothing against them, they just don't have universal appeal to buyers.


My personal advice: Only go with a barndo if just you really love that style AND you're planning to stay there forever.

$200 sq ft if you are putting in a nice back porch and sitting area. Those are pricey now days as well

Homes are not much cheaper to go with Barndo vs slab/brick home.

Just to throw some more numbers in, we have been interviewing builders for a remodel we are planning, and one I was chatting with also buys lots and builds houses on them to sell. They told my the price they target in their builds to sell is around $180 per sq-ft. This is in Houston and on finish level, if 1 is base builder grade, and 5 is highest end, fully custom, they are probably in the 3-4 range.

Thanks for all the info guys! I sincerely appreciate it.

I'm looking in the Prosper, Celina, Melissa area. I want to be relatively close to McKinney/Frisco.
I've found a few lots that are pretty much ready to build. No/little clearing work, water and sewer at the street, etc. most are around 3/4 - 1.5 acres.

So far, it doesn't seem like than venture will save us much (if any) money over buying an existing home. I'm sure whatever the estimate is, the end cost will be significantly higher and much more of a headache. I'm leaning towards just being patient on the market right now.

Absolute truth! If you're building plan on being your own GC. If I ever build again I would pay the GC to give me his trades contacts & schedule them myself.

Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

I completely understand wanting to control the process better, but a list of contacts is not the same as established relationships. You aren't likely to get the same pricing and won't land in the same spot in the pecking order, especially for a one-off.

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Barndos aren't really a whole lot cheaper than a conventional home unless you're going to be doing a lot of the work yourself. Furthermore, you significantly reduce your potential buyer pool on the back end if you decide to sell later.

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This.

I always advocate for building a "real home", but buying a lot/land large enough to put in a barndo addition. Then, at the very least, you've got the house to drive re-sale, and the barn as a kicker.

I think the whole "barndos are cheaper to build than homes" sailed a long time ago once they got popular and GCs figured out the game.

For costs, I think you need to break it out between cost for living area and cost for porches/workspace.

Some of these prices per square foot may be taking the total cost and dividing it by the living area in sq ft.

UnderoosAg said:

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I completely understand wanting to control the process better, but a list of contacts is not the same as established relationships. You aren't likely to get the same pricing and won't land in the same spot in the pecking order, especially for a one-off.

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Good points. They will be absolutely last in the pecking order with the subs. Many builders will have two or three different subs they use for the various things needed (framing, sheetrock, brick work, plumbing, etc.). Someone being their own GC will have no idea which one is best, more dependable, or likely to cut corners on a one-time deal. And you better know more than a little about what they are supposed to be doing and check on them every day.

Naveronski said:

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Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

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keep in mind that those construction prices don't include the cost to acquire the property. That's just building the structure.

Naveronski said:

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Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

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Change your 76109 or 76107 zip code search to 76116 and you're in the $180 range if you're willing to remodel

BlackGoldAg2011 said:

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Naveronski said:

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Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

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keep in mind that those construction prices don't include the cost to acquire the property. That's just building the structure.

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Yeah, this is a HUGE part of the equation. To make this remotely feasible, we would need to find a little slice (3/4-1.5 ac) that is relatively easy to get ready to build (clearing, drainage, water, sewer/septic, electricity, driveway, etc). If we can find that for the right price, we can pay cash and still have a good bit left to put down on the home (or vice versa), minimizing what needs to be financed.

We have to leave room for the finish out too, as I'm assuming those sq.ft. prices don't include all the flooring, finishing touches, appliances, etc- right?

So, this might be doable in the $130-175 range. I do have some invested contacts who will likely bring our labor costs way down, and we can do some DIY (but not the majority, I've got to work). But at $200+/sq.ft, my gut tells me we probably just need to wait on an existing house (which I'm still hoping pops up and renders this conversation moot. I feel much more comfortable with a remodel than build at this point).

Thanks again for the conversation gents! Super helpful to me. Keep the thoughts coming!

BlackGoldAg2011 said:

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Naveronski said:

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Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

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keep in mind that those construction prices don't include the cost to acquire the property. That's just building the structure.

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Good point, I counted it as all-in.

mosdefn14 said:

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Naveronski said:

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Great information in this thread. We're currently house shopping in Fort Worth, and homes seem to be in the $200-$280 range, so it's interesting to see new construction for that or less.

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Change your 76109 or 76107 zip code search to 76116 and you're in the $180 range if you're willing to remodel

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Hah, we're looking at all three of those (and a little beyond) currently. We're willing to do small stuff like flooring and knocking out walls, but don't want to do a total remodel.

...unless the price is right. We're seeing well above $200 that still has the original kitchen and tiny (or no) garage.

2350sf barndo (56x42) 4 bed, 3 bath + office

10 x 56 front porch
20 x 20 carport
15 x 20 back porch

Includes most finishes. We bought light fixtures, door hardware, ceiling fans, plumbing fixtures, etc.

Stained concrete floors. Not many "upgrades" that were significant to the budget. We made lots of alternative selections for same price over the builder grade crap, or the GC was so far off base on prices that it was irrelevant.

https://www.sclementshomes.com

$135 per sq ft under roof. Custom build


I've had two houses built by Scott. He will also buildings.

cupofjoe04 said:

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Thanks for all the info guys! I sincerely appreciate it.

I'm looking in the Prosper, Celina, Melissa area. I want to be relatively close to McKinney/Frisco.
I've found a few lots that are pretty much ready to build. No/little clearing work, water and sewer at the street, etc. most are around 3/4 - 1.5 acres.

So far, it doesn't seem like than venture will save us much (if any) money over buying an existing home. I'm sure whatever the estimate is, the end cost will be significantly higher and much more of a headache. I'm leaning towards just being patient on the market right now.

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My BIL and SIL are selling a Barndo near Collinsville, a little further NW. It has a some acreage, but I can't remember exactly how much, but he has some cattle on it now….not sure if you're looking for a mini-ranch or not. I'll see if I can get the listing, it may at least give you an idea on cost. I'll ask him about the contractor he used too. It wasn't a perfect project, I remember some complaints, but may be another price at least. His is much smaller than 2000 ft2 living, so I doubt it's what you're looking for, would be more for comp.

Edit:
https://www.zillow.com/homedetails/2501-Cobler-Rd-Collinsville-TX-76233/193010560_zpid/

I always figured that guys who contracted the building of their own home were doin' hard time busting rocks in the big house for having killed the contractor and all his subs.

Maybe I got that wrong. I dunno.

Max06 said:

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2350sf barndo (56x42) 4 bed, 3 bath + office

10 x 56 front porch
20 x 20 carport
15 x 20 back porch

Includes most finishes. We bought light fixtures, door hardware, ceiling fans, plumbing fixtures, etc.

Stained concrete floors. Not many "upgrades" that were significant to the budget. We made lots of alternative selections for same price over the builder grade crap, or the GC was so far off base on prices that it was irrelevant.

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This is super helpful, thanks!

Thanks for the info! I appreciate it. Good comp. We found one exactly due East of there, and it looks perfect and is within our price range. But- a 40 minute drive down into Frisco will be prohibitive for what we are moving there to do ultimately.

Prosper Celina Melissa is not good barndo area. That is literally the hottest cone of growth in the entire metroplex. If you want to be close to McKinney, look further east in Fanin or Hunt county.

Collin county acreage is going to run you $100k a pop, at least.

Look further west if getting into Frisco. Pilot Point, Tioga, etc.

Like I said in another post, Frisco/Prosper/McKinney is one of the fastest growing areas in the entire country. "Getting some land" disappeared 5+ years ago for "cheap"

Congrats on your next stressful job. If you choose to build yourself, do not play GC. Finding good Subs these days is very difficult. Most good Subs are very loyal to real GC's, are paid very well, and do not do work outside of their M-F work schedule. Leave the finger pointing directly to the real GC. Now finding a reputable GC is the most important lesson. We were lucky and found a very good one. Not perfect, but very good. Good luck!

I'm sceptical of a barndo working out well in this area, but I wish you luck. Also, if you do proceed, this is your guy for the slab and the building shell.He did my shop slab in Prosper about 7 years ago along with a couple other neighbors projects as well. Really good dude.

Bubba Bland out of Aubrey

I would see if you can even find land in your budget before you consider building. The cost of land in the area you specified has exploded. Even Gunter in Grayson county is going to take you 30 minutes to get to north Frisco is going to push $100-200k an acre if you are at multiple acres. but really there is not much land being subdivided for individual lots.

If you are looking for under 2 acres, you are probably going to be limited by HOA/masonry/deed/sq footage restrictions that won't allow for a barndo.

bingo.

CupofJoe - I know you're coming from Pagosa Springs (maybe we could swap houses? lol)

Not sure how much you know about the area. I grew up in the area you're describing and my family has lived here since the early 1900s.

Happy to chat further on exactly where in Frisco you're going and what exactly you're looking for and commuting situation. Unfortunately, due to the growth (and expected future growth), you're going to struggle to find a smaller lot (1-5 acres) anywhere in that corridor all the way to Oklahoma.

We're not exaggerating when we say it's the fastest growing area in America. That has driven up prices tremendously.

For example, we built our house in 2020 in Prosper. Signed the contract January 2020 and completed in March 2021. Building that exact same home across the street is now 2x. Twice the price in 2 years. Not tooting my horn but I'm also not talking 200k to 400k. From 635k to over $1.2mm.

Good luck with your search but country livin' with a commute to Frisco is going to be a long.. long commute. People do it but don't expect an easy 30 minute jaunt into town unless you're ready to drop some serious coin.

If you have school-aged kiddos, I would make sure I have a comfortable place to live while building. One that's zoned to the schools you like. We're building now and the timeline is blown to smithereens. I never imagined we wouldn't be in the new house by the start of the 23-24 school year but it looks unlikely.