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 *$95.00-$125.00 per square foot "turnkey". This figure is the cost of the entire building when a general contractor is used. Cost can be less when the owner acts as general contractor, but be sure you have the skills and motivation to do so. 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
Upper end
*** 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.
Note: These prices were current as of 2004 and may vary by region or homesite.
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.
1. PREPARATON: BLUEPRINTS, SURVEY & START-UP EXPENSES
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
2. FOUNDATION: Excavation, Backfill, Treaching, Grading
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
3. Basement: Concrete, Weeping tile & Damp-proofing
| Item | Estimate | Actual cost |
|---|---|---|
| Footing forms | W | W |
| Concrete walls | W | W |
| Damp-proofing, foundation & waterproofing | W | W |
| Other | W | W |
| Other | W | W |
| SUBTOTAL | W | W |
4. Basement Floor
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
5. Structure: Framing Materials & Labor
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
6. Doors and windows
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
7. Roofing Material & Labor
| Item | Estimate | Actual cost |
|---|---|---|
| Roofing materials | W | W |
| Installation | W | W |
| Other | W | W |
| Other | W | W |
| SUBTOTAL | W | W |
8. Siding: Materials & labor
| Item | Estimate | Actual cost |
|---|---|---|
| Siding materials | W | W |
| Finish (stain/stucco/masonry/work) | W | W |
| Labor | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
9. Fascia: Soffits and Gutters
| Item | Estimate | Actual cost |
|---|---|---|
| Soffit and Fascia material | W | W |
| Gutters and downspouts | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
10. Log Work/Timber
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
11. Plumbing
| Item | Estimate | Actual cost |
|---|---|---|
| Plumbing contract | W | W |
| Service installation: gas/water | W | W |
| Other | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
12. Heating
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
13. Electrical
| Item | Estimate | Actual cost |
|---|---|---|
| Electrical contract | W | W |
| Fixtures | W | W |
| Service charge hook-up | W | W |
| Other | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
14. Insulation
| Item | Estimate | Actual cost |
|---|---|---|
| All wall and ceiling insulation | W | W |
| Roof insulation | W | W |
| Other | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
15. Drywall and wall finish
| Item | Estimate | Actual cost |
|---|---|---|
| Drywall and installation | W | W |
| Finish materials and labor | W | W |
| Other | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
16. Kitchen Cabinets & Vanities
| Item | Estimate | Actual cost |
|---|---|---|
| Materials: cabinets & vanities | W | W |
| Counter-tops | W | W |
| Installation | W | W |
| Extras | StW | W |
| Appliances | W | WW |
| Other | W | WW |
| SUBTOTAL | W | W |
17. Floor Coverings & Labor
| Item | Estimate | Actual cost |
|---|---|---|
| Carpet & linoleum | W | W |
| Floor tiles | W | W |
| Wood flooring | W | W |
| Installation | StW | W |
| Other | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
18. Ceramic tiles/Bathroom accessories
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
19. Painting
| Item | Estimate | Actual cost |
|---|---|---|
| Paint non-log walls and ceilings | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
20. Interior Finishing
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
21. Parging
| Item | Estimate | Actual cost |
|---|---|---|
| Material to finish basement walls | W | W |
| Labor | W | W |
| Miscellaneous | W | W |
| Other | W | WW |
| SUBTOTAL | W | W |
22. Steps: Sidewalks & Driveway
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
23. Other
| Item | Estimate | Actual cost |
|---|---|---|
| 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 |
Until 2004, Highland Log Builders, Inc. provided its customers with the finest Canadian Full Scribe log homes available. "Absolute Quality Throughout." Although Highland Log Builders is no longer seeking clients, we have intended to make this web site educational and user friendly for people considering building a custom log home. Please feel free to take advantage of our many years experience in the log home industry and peruse this site where you will find pictures, worksheets, information on douglas fir and other building materials, and more. We sincerely hope that your dream log home becomes a reality. © 2007 HLB
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