Which style of home most economical to build?

[golfgal]

I know that a split-level is the least expensive type of home to build but is a two-story or a ranch/rambler less expensive to build? We might be moving and are thinking about building. I don't have any real preference of a two story or rambler so everything else being equal, is one less expensive to build then the other?

 

[Christine]

I only know from a builder that ramblers are the most expensive to build because their concrete foundations are usually bigger. Since most of the square footage of a rambler is "spread out" and not "up" the foundation and basement (if you're having a basement) is usually considerably larger than a 2-story home and the concrete costs a lot of money.

 

[The Mystery Machine]

That was my thought too. A 4000sq ft ranch has to be more than a 2-story. Another point with that is you need a larger lot to build a ranch which might cost you more.

 

[bicker]

The cost of land has to be a factor. Where the cost of land is high, building up makes more financial sense. Where the cost of land is low, building out makes more financial sense.

I'm curious about the assumption that a split-level is the "least expensive type of home to build." It seems more likely to me that either a ranch or a high-ranch would be the "least expensive type of home to build," again, depending on the cost of land. A split-level wastes space (above and below the mid-level).

 

[GillieRose]

It's cheaper to build up on a house. A ranch will cost alot more.

 

[mickeyfan2]

Ranch is the more expensive than a two story. More foundation per sq foot.

ETA: The more juts/angles the more cost. So a rectangle/square cost less than an L.

 

[EthansMom]

Around here, a standard colonial is the cheapest to build since it has the smallest foundation and has very few corners. It's also one of the easiest for energy, I would think, since heat escaping from the lower floors goes on to help heat the upper floor. I've also heard that it's cheaper to add a basement when building a house than to add another story.

 

[golfgal]

We will put a basement into what ever house we build. Almost everyone does that in Minnesota for safety reasons and because we can vs some places where they have to dig through bedrock to get a basement. I have to see if I can find a plan similar to what I want. I would like a rambler with just a master on the main and probably a small room that we would use for an office/guest bedroom and then 3 bedrooms in the basement with a family room also in the basement. The main floor of something like that wouldn't be that large. We found a development and a builder we liked so if I can find a plan similar to what I want I can send it to him for some base quotes.

If it is less expensive to build a 2 story with an unfinished basement, we might do that then.

 

[Kermit]

Two story houses are cheaper because they have a smaller foundation and a smaller roof. They're also cheaper to heat and cool.

 

[Chicago526]

You should also consider resale value. Most people (I'd think) would prefer a two story home with all or most of the bedrooms on the 2nd floor, versus 1 story house with a master on the main floor and three bedrooms in the basement. I'd think the best bet would be a two story home with a master on the main, three bedrooms upstairs, and a basement with a rec room and a guest bedroom/office, if you're looking at the combo of cheapest to build and good resale value.

If you plan on staying in the house forever (or a REALLY long time) then at the end of the day, you should build what makes you happy! Spend a little more now so you don't regret your choice in 5 years and then need to spend even more to fix it!

 

[The Mystery Machine]

Well put Chicago! Also wanted to add....
In Missouri the basement level is NOT COUNTED in the square footage when you go to list, it is some kind of law.

You would definetly lose $$$ putting 3 bedrooms in the basement instead of doing it as a 2-story.

 

[golfgal]

Well put Chicago! Also wanted to add....
In Missouri the basement level is NOT COUNTED in the square footage when you go to list, it is some kind of law.

You would definetly lose $$$ putting 3 bedrooms in the basement instead of doing it as a 2-story.

In MN they do count basement level rooms if they are finished. It isn't an unusual practice in MN to have basement bedrooms like this while it might be odd other places. 3 bedrooms together on any level is sellable in MN. Where people have problems is only having 2 bedrooms on any given level.

 

[The Mystery Machine]

In MN they do count basement level rooms if they are finished. It isn't an unusual practice in MN to have basement bedrooms like this while it might be odd other places. 3 bedrooms together on any level is sellable in MN. Where people have problems is only having 2 bedrooms on any given level.

Nope, not what I mean.
I mean, that you CANNOT count it as part of the "listing square footage" even if it is gold plated.
It has certain requirements that it must meet to count. So just make sure you get those numbers before you build.
Of course it is sellable, I am just saying make sure you can count it LEGALLY as square footage.

 

[princess momma]

We wanted a large home so we built a tri-level on a fairly small lot. It's built into a hill, saving lots of $. Similar lots in our neighborhood have ranch homes or split level ranch, but we have twice the square footage - more room than we know what to do with in fact, and we haven't even finished the basement yet.

One disadvantage to a tri-level home is all the stairs, 3 sets of them, and hauling laundry and toys up and down and all around the house. Not a good choice for a final home either. I would want the bedrooms on the main level, or at least the master on the main level. You never know how easy all those stairs will be when you're older.

Good luck! Building a new home is so exciting.

By the way I've never heard the term rambler. What is it?

 

[golfgal]

Nope, not what I mean.
I mean, that you CANNOT count it as part of the "listing square footage" even if it is gold plated.
It has certain requirements that it must meet to count. So just make sure you get those numbers before you build.
Of course it is sellable, I am just saying make sure you can count it LEGALLY as square footage.

In Minnesota they DO count finished space in the basement as finished square feet. They list the foundation size, the below grade finished size and the upper story (if there is any) size for a total FINISHED square feet of a home. If only part of your basement is finished, they only list that finished part. The only requirements are if you have a bedroom in the basement you have to have a legal size egress window to count it as a bedroom. If it doesn't have a legal window most people list a house with either 3+ bedrooms or 3 bedrooms and an "office". 99% of the houses in Minnesota have a full basement and probably 75% have a finished basement. It is a very usable space but I know that is not common in other parts of the country. Not having a basement here is a HUGE detriment to trying to sell a home.

 

[golfgal]

We wanted a large home so we built a tri-level on a fairly small lot. It's built into a hill, saving lots of $. Similar lots in our neighborhood have ranch homes or split level ranch, but we have twice the square footage - more room than we know what to do with in fact, and we haven't even finished the basement yet.

One disadvantage to a tri-level home is all the stairs, 3 sets of them, and hauling laundry and toys up and down and all around the house. Not a good choice for a final home either. I would want the bedrooms on the main level, or at least the master on the main level. You never know how easy all those stairs will be when you're older.

Good luck! Building a new home is so exciting.

By the way I've never heard the term rambler. What is it?

I know I don't want a multi or split level. I just don't like the design and my MIL can't do stairs so she would never be able to visit.

A rambler must be a Minnesota term-it is the same as a ranch, I guess. Anything that is one story-this would be considered a rambler

 

[The Mystery Machine]

I know about the basements, I am from Missouri and I was just making sure you knew your rules. Appraisers are picky in Missouri and had very specific requirements to be able to count it as "listing sq. footage". I was surprised by the rules.

I have built and it is something that you just want to know. Good Luck!

 

[Christine]

I know I don't want a multi or split level. I just don't like the design and my MIL can't do stairs so she would never be able to visit.

A rambler must be a Minnesota term-it is the same as a ranch, I guess. Anything that is one story-this would be considered a rambler

Yes, that's a rambler. Here in the Washington DC area, we use the term rambler. No one here (native, that is) says "ranch."

 

[Castlebound]

I know about the basements, I am from Missouri and I was just making sure you knew your rules. Appraisers are picky in Missouri and had very specific requirements to be able to count it as "listing sq. footage". I was surprised by the rules.

I have built and it is something that you just want to know. Good Luck!

Just a quick FYI, rooms in basements do count toward the square footage as long as there is at least one window that can be used for an emergency exit. The window has to be a certain size or larger but as long as it is there the room counts. For ANY room to be listed as a bedroom there has to be a closet and a window which can be a problem is some older homes.

 

[DVCPAT]

I know that a split-level is the least expensive type of home to build but is a two-story or a ranch/rambler less expensive to build? We might be moving and are thinking about building. I don't have any real preference of a two story or rambler so everything else being equal, is one less expensive to build then the other?

The cost to build a home can be calculated by square footage. I think you may have one 84 Lumber Store in your area. They have some nice home packages (materials only) that might surprise you. I’m getting ready to purchase one for resale. You can check out the various designs at http://www.84lumber.com/84homes/intro.asp