IF YOU ARE PLANNING TO BUILD - READ THIS FIRST

Our most frequently asked question is: "How much do you charge per square foot?"

Response: This is not an easy question to answer. Charging by the square foot is a very inaccurate way to price a home and any reputable builder will not quote a construction project that way. Local building costs vary depending on the location, design, number of bathrooms and amount of allowances given for custom choices for items like kitchen cabinets, lighting fixtures, flooring and driveway design.

Location: Building permit fees are different in each of our 6 cities and 2 counties. The fees for water hookups vary by the municipality you are building in. From a low of $2947 in unincorporated Dare county to a high of $5600 in Kill Devil Hills. Some cities charge a review fee, separate fees for plumbing, mechanical and electric work while others charge one fee based on the total area of the home.

Design: Typically, a 2-story home has a lower cost per sq. ft price than a ranch home. A 2000 sq. ft ranch has 2000 sq. ft of foundation, floor and roof insulation, roof framing and shingles. A 2000 sq. ft 2-story home may only have 1000 sq. ft of ground floor/foundation area and only have 1000 sq. ft of roofing system. By building a multilevel home, the foundation size can be reduced without affecting the overall square footage, which can lead to significant savings even when considering the cost of stairs.

One of our favorite topics at Starco is rooflines. The Outer Banks style of architecture is patterned after Coast Guard Stations which were built locally and had multiple gable roofs and multiple dormers. The beauty of these roof systems is undeniable, but they do add to the bottom line. A 2000 sq. ft home with multiple gables adds to the street appeal of a home, but does not increase the heated area and therefore drives up the cost per square foot.

By Health Department regulations all Dare County Septic systems are designed by the number of bedrooms not bathrooms. This determines the size of the tank and the drainfield. So a 3,000 sq ft 3 bedroom home will require a smaller less expensive septic systeman than a 2000 sq ft 5 bedroom home.

Pilings or Foundation? This is a choice that sometimes the area you build in determines for you. All homes in a flood zone must be a minimum of 9’ above sea level. Therefore pilings are necessary, but in many other areas, they are a popular choice for new homeowners. The advantages are better views, covered drive under and storage.  The disadvantages are a slightly higher cost and having to carry groceries and belongings upstairs all of the time. Navigating an extra set of steps may be fine for a 2-week vacation, but could become a chore if you have to do it full time. Foundation homes tend to sway less in storms and lend themselves to more diversity in style and planning.

Custom Features:

Allowances: Starco includes generous allowances for items such as cabinets, light fixtures, flooring, site preparation, landscaping and driveway and walkways. These are items that you pick out and the possibilities are endless. What you are using the house for may determine what your selections will be. We design for the use of the home. Are you planning on making it a weekly rental or a weekend retreat? Do you plan on living here year round or maybe just a getaway retreat that will be used for a few months a year? How far would you like the house from the street? That will determine your driveway allowance. Does your lot need fill to meet the septic requirements or would you like to add some just for landscaping details. Pools, outdoor showers, tiki bars and amenities can make your home the paradise you deserve but does not add to the square footage but will increase the final cost. The chart below will give you an example of some of the differences of a few basic choices with different selections.

We are associated with all of the major suppliers in our area and will be able to assist you with your choices. You should make sure that you are comfortable with the allowances you receive and check with your chosen suppliers. This will insure that the allowances contained in your contract represent realistic prices for the specified choices you desire. Also a thorough site evaluation of your property is essential to have an understanding of the amount of clearing and preparation of your homesite.

I hope this brief explanation will help you understand why we cannot answer the question, "How much do you charge per square foot to build a house?"

For a rough estimate of mortgage payments at a certain rate, you can use this simple mortgage calculator. Please do not use this calculator to make financial decisions. Its accuracy is not guaranteed and is provided as a convenience so that potential buyers can find rough estimates at certain rates. Please see a mortgage professional for accurate calculations and financial advice.