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How Much Does A Log Home Cost To Build?

Submitted by:  Highland Log Builders

 

Cost Estimating
How much does a log home cost to build?
This is by far the most frequently asked question by prospective log home buyers. Unfortunately, it is one that is not easily answered. However, we can give you some rough figures to help you estimate your total budget. The average cost to build a log home in the U.S. is approximately *$90.00-$110.00 per square foot turnkey. The square footage you need to be concerned with is the actual living area on the main and second floor if applicable. Basement space and garage area are not included in this estimation. You need to take the basement and garage square footage times $35.00-$55.00 approximately to arrive at a cost for construction.
Example:2,000 square foot home- (1,500 main floor) & (500 loft floor) with a full basement and two car garage.
 

Lower end
 
2,000 square feet times $90.00 = $180,0000.
Full basement - 1500 square feet times $35.00 = $52,500.00.
Two car garage (24x24 or 576 square feet) times $35.00 = 20,160.00.
Total Budget =$252,660.00 Turnkey

Upper end
2,000 square feet times $110.00 = $220,0000.
Full basement - 1500 square feet times $55.00 = $82,500.00.
Two car garage (24x24 or 576 square feet) times $55.00 = 31,680.00.
Total Budget =$334,180.00 Turnkey
 
 
*** Note: covered decks can cost anywhere from $25.00 to $35.00 per square foot.
The term turnkey means that the home has been constructed to a move-in state. Turnkey cost does not include the cost for the land or any site improvements such as installation of utilities, landscaping, road building, etc..
* These figures may vary depending on your building location. For instance, in Colorado log homes can cost $125.00 - $150.00 per square foot.

Cost Savings Suggestions
Here is a list of suggestions that can help you reduce the final cost of a log home.
1- Educate yourself! The money you think you have saved at one phase may cost you at another.
2- Do the work yourself if you have the time and knowledge. 30-40 percent of the final cost of a log home is labor.
3- Serve as your own general contractor, but keep in mind that you will need to hire and schedule all subcontractors. Also keep in mind some lenders will not approve loans unless a professional contractor is building the home or acting as builder of record.
4- When designing the home keep it simple. Corners and angles in construction mean time and money.
5- Use modest finishing materials and amenities. Carpet rather than hardwood and vinyl instead of tile.
6- Decks are expensive to build, so make sure you will need the deck space you design for the home.
7- Vinyl windows are less expensive than wood windows.
8- Design only the square footage that you need. It is better to have a smaller home with the amenities you want rather than a larger one without them.



Building Cost Estimating Worksheet


The following cost itemization sheet will help you prepare your budget, and get you thinking about the type of materials you will use in your log home. The exercise will get you thinking about the details and work-flow you must establish if you will be acing as your own General Contractor. If you will be hiring a Contractor, then this helps you understand the job.

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
1. PREPARATON: BLUEPRINTS, SURVEY & START-UP EXPENSES
Land or lot cost including surveying and any inspection fees W W
Insurance W W
Designer/draftsperson/achitect & blueprint copies W W
Building and soil engineers W W
Percolation Test W W
Building permits and all other fees W W
Temporary electricity W W
Temporary water service W W
Temporary telephone service W W
Temporary toilet service W W
Septic system W W
Well W W
Temporary living quarters W W
Taxes W W
Other W W
Other W W
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
2. FOUNDATION: Excavation, Backfill, Treaching, Grading
Excavation W W
Backfill W W
Bring site to rough grade W W
Bring site to finish grade W W
Landscaping W W
Road work for suitable access W W
Supply all gravel needs W W
Trenching W W
Other W W
Other W W
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
3. Basement: Concrete, Weeping tile & Damp-proofing
Footing forms W W
Concrete walls W W
Damp-proofing, foundation & waterproofing W W
Other W W
Other W W
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
4. Basement Floor
Sand gravel W WW
Placing sand, leveling, tamping for basement floor W W
Damp-proofing, foundation & waterproofing W W
Other W W
Other W W
SUBTOTAL WW W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
5. Structure: Framing Materials & Labor
Main Subfloor/second floor W W
Walls W W
Roof trusses if not log W W
Stair material and/or Premanufactured stairs StW W
Materials for garage W WW
Basement framing material W W
Decks & railings W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
6. Doors and windows
Windows W W
Doors including garage W W
Skylights or specialty W W
Installation StW W
Other W W
Other W WW
SUBTOTAL W WW

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
7. Roofing Material & Labor
Roofing materials W W
Installation W W
Other W W
Other W W
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
8. Siding: Materials & labor
Siding materials W W
Finish (stain/stucco/masonry/work) W W
Labor W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
9. Fascia: Soffits and Gutters
Soffit and Fascia material W W
Gutters and downspouts W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
10. Log Work/Timber
Log shell W W
Trucking to site W W
Any duties/taxes W W
Reassembly StW W
Wood finish/fungicide/mildewcide W WW
Crane W W
Staining/Wood preservative W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
11. Plumbing
Plumbing contract W W
Service installation: gas/water W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
12. Heating
Primary heat source W W
Secondary/backup hear W W
Installation or heating contract W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
13. Electrical
Electrical contract W W
Fixtures W W
Service charge hook-up W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
14. Insulation
All wall and ceiling insulation W W
Roof insulation W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
15. Drywall and wall finish
Drywall and installation W W
Finish materials and labor W W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
16. Kitchen Cabinets & Vanities
Materials: cabinets & vanities W W
Counter-tops W W
Installation W W
Extras StW W
Appliances W WW
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
17. Floor Coverings & Labor
Carpet & linoleum W W
Floor tiles W W
Wood flooring W W
Installation StW W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
18. Ceramic tiles/Bathroom accessories
Mirrors/medicine cabinet W W
Tub/sink/toilet/faucets etc... W W
Accessories; towels bars, paper roller, etc StW W
Other W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
19. Painting
Paint non-log walls and ceilings W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
20. Interior Finishing
Finishing materials W W
Finishing materials extras: feature walls, ceilings, etc. W W
Finishing labor W W
Decorating StW W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
21. Parging
Material to finish basement walls W W
Labor W W
Miscellaneous W W
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
22. Steps: Sidewalks & Driveway
Steps - front & back W W
Sidewalks W W
Concrete drive (placed or finished) W W
Retaining wall StW W
Miscellaneous W WW
Other W WW
SUBTOTAL W W

 

 
                           ITEM                                                  YOUR ESTIMATE                         ACCEPTED BID OR ACTUAL COST
23. Other
Damage deposit to developer W W
Financing land ( accrued interest) W W
Mortgage application & appraisal W W
Rentals W W
Heat & power W W
Appliances W W
Fireplaces; mantel, brick, hearth or other materials & labor W W
Built-in vacuum systems W W
Burglar alarm system W W
Trim, wallpaper W W
Curtains/blinds W W
Miscellaneous extras W W
Workers compensation (if trades not covered) W W
Delivery and shipping costs W W
Tools W W
Fence/patio/decks W W
Garden/landscaping W W
Other W W
SUBTOTAL W W

Carry totals to: Cost Summary & Loan Calculation

 

Cost Summary & Loan Calculation Sheet


APPLICANTS______________________________________________________
 

Preparation . .
Blueprints, survey, etc . .
Septic, well, driveway      . 1. $________________
. . .
Foundation . .
Excavating, backfill, trenching and grading     . 2. $________________
. . .
Basement: forms, footings, concrete/preserved wood, . .
weeping tile, damp-proofing    . 3. $________________
. . .
Basement floor: sand, concrete, & finishing labour   . 4. $________________
. . .
Structure . .
Framing materials: sub-floor, walls, trusses, etc.  . 5. $________________
. . .
Doors & Windows  . 6. $________________
. . .
Roofing  .. 7. $________________
. . .
Siding and/or stucco, exterior extras      . 8. $________________
. . .
Fascia, soffits, and eaves roughing    . 9. $________________
. . .
Log work/shell/timbers   . 10. $________________
. . .
Mechanical . .
Plumbing . 11. $________________
. . .
Heating    . 12. $________________
. . .
Electrical   . 13. $________________
. . .
Finishing . 14. $________________
. . .
Insulation     . .
Drywall    . 15. $________________
. . .
Kitchen cabinets, vanities    . 16. $________________
. . .
Floor coverings  . 17. $________________
. . .
Ceramics tiles, bathroom accessories . 18. $________________
. . .
Painting . 19. $________________
. . .
Interior finishing     . 20. $________________
. . .
Parging (covering foundation)  . 21. $________________
. . .
Steps, sidewalks, & driveway   . 22. $________________
. . .
Extras (eg. appliances, fireplace, garage door, etc.) . 23. $________________
. . .
.  TOTAL           $________________

 

Construction Schedule


This is a typical construction timeline for a log home.

Month 1

Obtain building permits
Prepare site
Clear road
Drill Well
Install septic system
Install electric power
Dig & pour foundation/basement walls

Month 2

Build subfloor
Deliver & erect log package
Select kitchen cabinets, plumbing and electrical fixtures,
finish flooring materials, and other amenities
Build second floor and roof
Frame interior walls
Frame gable ends and dormers
Install exterior doors and windows

Month 3

HVAC, electrical & plumbing rough-ins
Insulate roof, gable ends and dormers
Hang drywall and/or tongue and groove
Install metal roof or shingles and fascias
Begin preparation of log walls for staining

Month 4

Install interior doors
Install interior trim
Paint/stain interior
Install kitchen cabinets and vanities
Install exterior siding on gables and dormers
Install exterior trim, soffits, porch ceilings
Stain exterior

Month 5
Lay tile, vinyl, hardwood or carpet flooring
Complete HVAC installation
Install plumbing and electrical fixtures
Call for final occupancy inspections
Move in and start planning your open house!
 
Highland Log Builders

Highland Log Builders

PO BOX 44431, BOISE, ID 83711-0431

TOLL FREE PHONE # 1-877-368-4347 (1-877-dougfir)

FAX (208) 321-4984

 

 

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