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HOW MUCH DOES A LOG HOME COST?

To begin, lets all understand that log homes do not qualify as low cost housing. Log homes are quality homes that compare in cost with brick homes. Most "loggies" understand this today, but there are still a few around looking for 2,500 square feet for $75,000.

First a few caveats:
- The costs that follow are NOT firm or hard numbers. Actual costs are dependant on such things as the local & national economy, your labor market and upgrades selected (hard wood floors, masonry fire places, etc.).
- The following costs apply to log homes built using "typical" manufactured log home kits. The costs apply to neither homes constructed with the very expensive hand scribed kits nor homes constructed with logs harvested on-site by the homeowner.
- None of the numbers below include the building lot.

The first question to ask is, "How much will it cost me to build this log home turn key." [Turn key construction means that a builder visits your lot and sits down with you and your plans. He will ask questions until he is satisfied that he understands exactly how you want your home constructed and what features you want in the house. If you accept his bid, he gets the job. When the house is finished, he gives you the keys. You call a moving van insert, the key in the lock, "turn the key" and move in. Yes, this is an over simplification.]

TURNKEY CONSTRUCTION FOR A HOME WITH EXPOSED BEAMS AND RAFTERS THROUGHOUT THE HOME SHOULD COST ABOUT $100 - $110 PER SQUARE FOOT.

So how can you save money? Act as the general contractor but use an experienced log builder to put the house under roof.

-- ACT AS YOUR OWN GENERAL CONTRACTOR AND SAVE ABOUT 20%.

Save even more money by using manufactured roof trusses. B&H models The Woodland, The High Country, and others use roof trusses.

-- USE ROOF TRUSSES AND SAVE ABOUT $10 PER SQUARE FOOT.

Experienced log builders are readily available to build your home to the weather tight stage. These crews start with the foundation in place and finish the job with black paper on the roof and windows & exterior doors installed.

-- STARTING WITH THE FOUNDATION IN PLACE, A COMPLETED WEATHER TIGHT HOME WITH EXPOSED BEAMS & RAFTERS SHOULD COST $35 - $40 PER SQUARE FOOT, INCLUDING THE KIT, LABOR AND CONVENTIONAL BUILDING MATERIALS.

-- LABOR COST FOR THIS HOME SHOULD BE IN THE RANGE OF $12 - $14 PER SQUARE FOOT.

After giving these figures to a prospective log homeowner, we usually get a few more questions - such as:

1. Does this include hardwood floors in the great room?
2. Does this include stone on the foundation?
3. Does this include a full masonry fireplace and chimney?
4. Does this include a basement?
5. Does this include Kohler bath fixtures & a JennAir stove?
6. Does this include landscaping?

And our answer to any one question, "Maybe." Our answer to any two questions, "Probably not."

We hope this information is helpful. We would love to hear from anyone willing to share his or her experience.

Opportunities for saving money when designing and building your dream log home.

1. Build the home yourself. - This is the opportunity for the greatest saving . Of course, most of us work fulltime at other jobs and do not have the time for such an undertaking; therefore, I will move on.

2. Act as your own general contractor. - This is your option for the second greatest saving. Most of my buyers decide to be their own general contractor. However, I always caution, "This choice is not without its headaches. That is why you save all those bucks!" Local building officials can be difficult to work with; subcontractors will be late or never show up; deliveries will be late or the wrong materials will be delivered; the weather is unpredictable; subcontractors and suppliers may take advantage of your inexperience. And the list goes on. I point this out not to discourage but rather to caution. Regardless of the pitfalls and stress, acting as your own general contractor will still save you about 20% - and that is big bucks.

3. Select your building lot with caution. - How long will the driveway be? If you must install a septic system, a health permit is a prerequisite, and then, will it be necessary to pump to the drain field (add $1,500 - $2,000 for the pump system)? Will it be necessary to cross a creek? How much grading will be involved? Is tree and stump remove going to be a problem? In other words, a "cheap" lot can quickly become an expensive lot.

4. Select your log builder with caution. - Ask for references and visit other log homes he has built.

5. Select carpet as your floor covering rather than hardwood floors. - I know, hardwood floors are a "natural" in log homes. But we are looking for opportunities to save money. Perhaps you can compromise. Put hardwood in the great room and carpet elsewhere.

6. Stick stone to plywood and studs in lieu of a full masonry chimney. - Don't tell your friends. It's impossible to see the low cost plywood and studs thru the stone.

7. If you prefer an efficient wood stove over an inefficient fireplace, select black flue pipe instead of a masonry chimney. - The black flue pipe looks great in a log home.

8. Build your home on a crawl space rather than a basement. - Again, we are looking for opportunities to save money. I know, a basement is cheap floor space and many buyers opt for the extra storage, shop and/or recreation room space. Never the less, eliminating the basement will save $8,000 - $12,000 in a typical home.

9. Have your custom fixed glass manufactured locally. - Yes, your window supplier will want to order your fixed glass from the factory. While he/she is getting a quote from the factory, visit a local glass shop. You may be pleasantly surprised.

10. If you are using stone, compare the installed cost of man made stone vs the real thing. - If the thought of using man made stone in your "natural" log home is a turn-off, visit a local supplier and inspect the product. Again, you may be pleasantly surprised.

11. Use manufactured roof trusses rather than exposed beams and rafters. - Yes, exposed beams and rafters are classic in a log home. But the roof trusses can save $10 per square foot. You can still have vaulted ceilings with roof trusses and you can have a tongue & groove paneled ceiling under the trusses. You can even add a few exposed rafters for "looks." We compromised. We have exposed beams and rafters over the great room, kitchen and dining room but used roof trusses over the bedrooms. The guest bedrooms have a flat ceiling and our master suite has a vaulted ceiling. All bedroom ceilings are covered with sheet rock.

12. Select your windows and doors with care. - This is a major opportunity for savings. Compare the quality and cost of several manufacturers before making a decision.

13. Select your plumbing fixtures, electrical fixtures and kitchen cabinets with care. - These are also major opportunities for controlling your costs.

14. Start shopping early. - Even if you hire a builder to do a "turn key" job, you can save money on individual items in the house - for example, appliances, floor coverings, windows, doors, plumbing fixtures, kitchen cabinets, counter tops, etc., etc. The earlier you start shopping the more likely you are to find items on sale. Just let your "turn key" builder know in advance that you plan to shop for sale items and BE AWARE, if you slow down or inconvenience the builder, you will quickly lose what you saved and probably much more. If you are acting as your own general contractor, this is where you start saving that 20%.

Visit Sandy and Joy Helms' Log Home Website at: www.cedar-log-homes.com
Or contact them at: info@cedar-log-homes.com

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