How Much Should a Barndo Cost?
This is one of the most common questions that we receive daily. The cost of a barndominium can vary widely based on size, location, materials, complexity, the level of finish, and the contractor. A few of the key factors are discussed below.
Size
Kitchens and baths are the most expensive areas of the home due to cabinets, counters, tile, etc.
Larger homes can often be built for a lower $/sf even though the total budget for the project will be larger
It is more affordable to make your living room, bedrooms, etc. larger while keeping the kitchen and bathrooms a more modest size
Smaller homes (especially tiny homes) still need kitchens and baths, leading to higher $/sf, but the total project cost will be lower
Location
Local labor costs can vary significantly depending on where you build.
Material costs for concrete, wood, and steel can also vary from location to location
Materials
o Countertops, cabinets, backsplashes, bathroom tile, and light/plumbing fixtures vary widely in price depending on material, durability, appearance, etc.
o Steel panel thickness and standing seam vs exposed fastener roof will impact pricing
o Custom homes will use materials with more strict tolerances to achieve a more visually appealing finish
Complexity
o More complex designs with custom features will be more expensive.
o Simple, rectangular homes with no projections, roof hips/valleys, etc. will always be the more affordable option
Contractor and Level of Finish
DIY builders often source materials themselves and self-perform a lot of the work
This can be a more affordable option
A general contractor will manage the project and use subcontractors to complete most of the trades (framing, plumbing, electrical, finish carpentry, etc.)
They typically charge 20% of the total project cost to manage the project, complete QA/QC, and provide their expertise
A custom home builder typically uses high end materials and high end subcontractors
You can expect to spend more on both materials and labor when building a home in this premium/luxury category
Budgetary Cost Breakdown
Basic Shell: $30-$50/sf
Includes:
Steel building framing, paneling, and hardware
Plumbing rough in (for slab)
Foundation (and some dirt work)
Excludes:
Major trades like plumbing, electrical, HVAC, et.
Interior finishing
Standard Finish: $140-$200/sf
Functional, but basic
Includes
MDF or plywood cabinets
Butcher block or affordable options for natural stone
Drop in tub/shower combo or affordable tile in bathrooms
LVP or stained concrete flooring
Fully Custom: $200+/sf
Includes
High-end finishes and custom cabinetry in kitchen and bathrooms
Custom exterior designs
Luxury materials
For example, building a 2,000 square foot barndo could cost:
Basic Shell Only: $60k to $100k
Standard Finish: $280k to $400k
Fully Customized Finish: $400k +
Other Factors To Consider
Utilities
Do you have city water and sewer available or will you need a well and/or septic system?
Driveways
Most build on your lot builders provide pricing for the home only. You’ll have to figure out what you’d like to do for the driveway based on length, longevity, and budget
Budgeting Tips
Plan Ahead
Clearly define your needs and wants to make accurate budgeting easier. Determining your desired finishes in bathrooms, kitchen, etc. can ensure that you stay within your budget
Contingency Fund
Include a contingency budget of 10-20% of the total project cost to cover unexpected expenses
