Can I build a log home (turnkey) in the $100,000. price range?

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Permalink Reply by Ted on October 4, 2008 at 5:36pm

Hi Tom, I was just re-reading your comments to me. I see that you already put in the septic and well. Would I be out of place to ask you how much you paid to get the work done, how far down did the driller have to go to hit "good" water and have you attached a pump or just capped it off until you get on father with your project? The reasons for my questions are to see if I'm being realistic with the numbers that I have plugged into my budget. When I compare my numbers with national averages, some of my numbers seem low, some seem high and others seem right on.

Thanks, Ted

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Permalink Reply by tom brodeur on October 7, 2008 at 12:00am

Ted,

I have to admit, I have had all of this in since the early 90's so I think my data would be dated. I also believe prices vary on location. I had to go 110 feet to get to water and went another 20 for safe measures so 130 total. My price at the time was $3,200.00 which I consider fabulous even for that timeframe. This was all inclusive with a 3/4 horse pump. I have used the water from that point on. I got the ceptic with a 1000 gallon tank for $1,300.00, again a great price. That included permits and ceptic field complete with all inspections. I had to put both in since the electric company insisted. They did not want to run electric until the felt garaunteed I would eventually build. I am so glad I have that out of the way and I have put all of this to great use over the years. I can check with some people in the area who have done this more recently if you think that would help.

Tom

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Permalink Reply by Ted on October 7, 2008 at 9:38am

You certainly did get good deals on both septic and well. The well issue is something that really worries me. The current drilling rate in my area of NC is $10.00 per foot. This does not include pipe and pump. There is a house being built about a 1/8th of a mile from me and the owner had to go down 1200 feet to hit potable water and even at that he is only getting about 4 gallons per minute. The total cost for his well is close to $16000 including everything. So you can say "thank you" for your $3200 well. The price I'm getting for a septic install, which by local code has to have an emergency overflow, is about $3000. Again, you have done very well my friend.

It would seem, from your comments that construction costs as well as water availability is fairly reasonable in your area. Once again, good choice of location.

Ted

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Permalink Reply by Terry Tadysak on October 7, 2008 at 11:22am

My well people only needed to go down 65 ft. You must have deep rock. There is a method used where the well driller goes down about 200 to 300 ft then applies extremely high pressure into the hole drilled that creates an impulse where the surrounding rock cracks in multiple areas allowing water to drain into the well hole supplying the water. There is a name for this proceedure, I just do not know it. If this works for you you will not need to drill to 'China' to get water. I would call more then one established well driller to get ideas and prices. Hope you find a less costly solution.

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Permalink Reply by Sharon Kersey on April 16, 2009 at 4:09pm

Wish I could give you some encouragement but....our budget was about 300,000 and we are over $500,000. We also picked up quite a few items on clearance through the years to finish our future log home with and save money along the way. We, too, came from Fl and built in NC.
Best of Luck with finding that dream!

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Permalink Reply by Dee on October 5, 2008 at 3:39pm

Hey Tom - we haven't started costing things out yet - but have selected our craftsman; Jerry Koski from the UP of MI. http://www.koskiloghomes.com/phpstuff/test.php

This is a handcrafted home - and he will do as little or as much as you want and can tell you what it would cost based on what you want him to do - and then what you are able to do yourself. Also they sell logs if you are a total DIYer. You may want to check him out before you make your final choices. Dee.

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Permalink Reply by Terry Tadysak on October 6, 2008 at 7:52pm

Consulting with Jerry and other craftsman who build handcrafted log homes about what to expect in terms of settling of the logs will be very important in your anticipated project. If your door jams, windows, and interior wall heights do not allow for the shrinkage it can result in real problems over the next 5 or so years following construction. I have been told that the shrinkage can be more then 2 to 4 inches. I love the look of Jerry's handcrafted work. He is a real craftsman ! I understand that the details and method of this type of construction require much more planning and construction details then milled full logs. When installing doors, windows, interior walls where a second floor loft exists, you will find that it is unlike conventional construction. If you do not frame out the windows properly they could be damaged by log shrinkage, and door jams, if not constructed properly can reach a stage during shrinkage where they will not open properly. Also, how you decide to finsih the upper part of the end sides of the log home can make a big difference in final appearance. I do not think Jerry places logs above the first floor level on the ends. My lay person's perspective is that if you are planning to contract someone other then Jerry to install windows, doors, interior walls, and other details that require planning for significant shrinkage, on a scale of 1 to 10, 10 being the most challenging log home project, handcrafted will be somewhere between a 7 and 10. What Jerry does is an really an 'art' that continues to breathe and move and mature with time and nature. His 'art' requires other objects in contact with it or adjacent to it to allow for this maturing ( shrinkage ) to occur without interference. When its all done in harmony with his handcrafted construction the end result is awesome and authentic.

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Permalink Reply by tom brodeur on October 7, 2008 at 12:29am

Terry,

I agree, you've brought up good points to consider. I think one of the most important parts (if not the most) is the issue of settling. Unless the logs are air dried (for a few years) I think settling needs to be taken in to account. It takes great skill to create a handcrafted home and even greater to build it correctly. If done correctly there is nothing more beautiful. I always wondered how a builder allows for settling around stonework, like with a chimney especially if the home is built with chinking.

I appreciate the input.

Tom

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Permalink Reply by Dee on October 30, 2008 at 6:18pm

Terry, I am glad you spoke with Jerry - and I agree - his craftsmanship is a work of art. We are going to have him do most of the work - including windows, doors, deck, etc as we do not have the skill to deal with that ourselves (well maybe my hubby could - but doesn't have the time). We can then do the finishing on the inside. I have toured some of his homes - including the one he lives in - and I am awe struck by the beauty and simplicity - and the sheer genius of being able to do this kind of work. From the first home I saw - I knew I wanted him as our builder.

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Permalink Reply by tom brodeur on October 7, 2008 at 12:20am

Dee,

I actually had some conversations with Koski log homes in the somewhat recent past. I would love to have a handcrafted home but I don't think my limited budget is within range. As much as I would like to take on part of this project, my problem is I really don't have the time to devote to do it properly. I think if I were to do that the building of the shell and roof is where I would be most adept. I am not skilled enough to do the detail work. As Terry points out there is a huge consideration to account for with settling. I would rather leave that in the hands of the pro's. I can watch and make sure they do it right. :-)

Good luck with your project and thanks for the reply. Let me know how things turn out.

Tom

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Permalink Reply by Dee on October 30, 2008 at 6:24pm

Tom, we are about 1.5 - 2 years out before we start building. We are estimated about 250K - but we haven't done a budget yet. Just flying by the skin of our logs. :-)

Escrow just closed on our property - YIPPEE - and we are going to do the septic system this spring. Then we'll proceed from there.

We have some land and time shares to sell - so depends on how that goes will depend on when our next loan can begin.

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Permalink Reply by Al Zupan on November 21, 2008 at 9:39pm

Hi!
Most definitely...if you are willing to do some of the work yourself. At the very least, you should be the "general contractor" and hire subs to do the work. There are many log mills that do not advertise and they produce great machined logs. If you stay with a one floor plan or a raised first floor with garages and rec room/extra BR and bath on the ground floor, the price would be cheaper per sq ft than with an actual 2nd floor, first floor and a basement. I have built a strip mall out of logs as well as eight log homes. Wish I still had the property around Harbor Springs, Michigan area...would build a spec log home there. Good luck. Feel free to ask questions. Will oblige with an answer.

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