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Old 03-14-2012, 01:14 PM   #1066
Boatman
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I've been going through the "cabin" (~900 sqft) phase for a few years and maybe this year it will happen. Luckily we had the septic done a few years ago,,, $14,000 and the well done for another $3500. The only other utility left is power,,, estimate on that is $4000. All for a cabin I estimate at ~$18,000
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Old 03-14-2012, 01:15 PM   #1067
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A house for $20,000 huh
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Old 03-14-2012, 01:17 PM   #1068
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That's my dream. Get some land. Build a HUGE garage with a loft and live in that for a while - as a weekend kind of thing and then when circumstances change here.....build a house and move there full time.
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Old 03-14-2012, 03:11 PM   #1069
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Originally Posted by crankshaft View Post
A house for $20,000 huh
have the plans and the material list to build a house for sub $10,000. provided you do your own work. small house. $20,000 is feasible for these tiny houses. That is excluding land and utilities of course.

These are the estimates off the tumbleweed site for their car trailer houses...really a 1 person sized cabin with the biggest being 130 square feet.

XS-HouseEpuWeebeeLusby TarletonFencl
Trailer 2,0003,2003,2003,8003,800
General Materials4,0005,0005,0006,0006,500
Insulation350450450550550
Roofing450550550650700
Exterior Siding8001000100012001200
Interior Siding6008008009001000
Flooring400500500600700
Windows2,0002,4003,3002,7003,300
Heater1,0001,0001,0001,0001,000
Appliances1,0001,0001,0001,0001,000
Shower1,5001,5001,500500500
Counters8001,5001,1008001,100
Sales Tax1,2001,4501,5501,5501,650
Total16,10019,95021,15021,25023,000



and just to be thorough and honest I'll say I am not completely naive on the costs of building. Here is what the owner of the Vancouver house says about cost:

"With my little house costing around $80K plus $20K for a septic field and electrical service, one could put up something like this for $150,000 (less than half of the average for Nanaimo)."

Still...given the option of buying a house for $150,000 and building one for $150,000 I would choose the build option knowing that in the end I would have designed and built around efficiency.
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Old 03-14-2012, 03:23 PM   #1070
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Quote:
Originally Posted by Boatman View Post
I've been going through the "cabin" (~900 sqft) phase for a few years and maybe this year it will happen. Luckily we had the septic done a few years ago,,, $14,000 and the well done for another $3500. The only other utility left is power,,, estimate on that is $4000. All for a cabin I estimate at ~$18,000
what sort of septic was that? Aside from city lots with town sewer most of the land around here requires a mound system. A mound system for a very small house would probably not be to expensive but they get pricey for more traditionaly sized houses.
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Old 03-14-2012, 03:43 PM   #1071
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Originally Posted by Seth S View Post
what sort of septic was that? Aside from city lots with town sewer most of the land around here requires a mound system. A mound system for a very small house would probably not be to expensive but they get pricey for more traditionaly sized houses.

It was a raised fill (mound). Our county sizes them by the # of bedrooms,,, minumum of 2. We had it sized to accomodate 3. The difference in cost was negligible between them. By the time we hired the engineer (required), permits, excavator and gravel,,,, that's what we have into it. It's not finished though because we are pumping our shit uphill and need to install the tank and pump.

Lot's of variables in septics though,,,,, site, what kind of soil and perk, size etc.

My shop just has a pump out tank,,, yes it was legal at the time. 1000 gallon tank. Funny thing though,,,, it's never been or had to be pumped. When ever I pull the lid, it's about 6-8" from the top.
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Old 03-14-2012, 04:39 PM   #1072
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Old 03-14-2012, 05:29 PM   #1073
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Quote:
Originally Posted by Seth S View Post
have the plans and the material list to build a house for sub $10,000. provided you do your own work. small house. $20,000 is feasible for these tiny houses. That is excluding land and utilities of course.

These are the estimates off the tumbleweed site for their car trailer houses...really a 1 person sized cabin with the biggest being 130 square feet.

XS-HouseEpuWeebeeLusby TarletonFencl
Trailer 2,0003,2003,2003,8003,800
General Materials4,0005,0005,0006,0006,500
Insulation350450450550550
Roofing450550550650700
Exterior Siding8001000100012001200
Interior Siding6008008009001000
Flooring400500500600700
Windows2,0002,4003,3002,7003,300
Heater1,0001,0001,0001,0001,000
Appliances1,0001,0001,0001,0001,000
Shower1,5001,5001,500500500
Counters8001,5001,1008001,100
Sales Tax1,2001,4501,5501,5501,650
Total16,10019,95021,15021,25023,000



and just to be thorough and honest I'll say I am not completely naive on the costs of building. Here is what the owner of the Vancouver house says about cost:

"With my little house costing around $80K plus $20K for a septic field and electrical service, one could put up something like this for $150,000 (less than half of the average for Nanaimo)."

Still...given the option of buying a house for $150,000 and building one for $150,000 I would choose the build option knowing that in the end I would have designed and built around efficiency.
Having been in the building trades for 20 years, I can tell you that the costs in that list seem low. Don't forget, I'm renovating my house and have purchased a lot of lumber and other supplies. I was doing the same research you're doing about 6-7 years ago and the same hurdle kept presenting itself..... land and infrastructure. Banks don't like properties that have a house that is worth less than the land from what the lenders told me. Finding a trailer on a piece of land for cheap is the unicorn. Everyone I found was on a really shitty piece of land, with a bad septic, an electrical service in need of updating and they still wanted $100,000.

Maybe in Rutland county the selection is better with cheaper prices than Chittenden county, so maybe you'll get lucky. Unless you're paying out of pocket, you're going to have a tough time with a bank. I made offers on a few properties and the bank wanted big down payments and do it yourselfers getting construction loans is tough these days.
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Old 03-14-2012, 05:54 PM   #1074
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Did you see what you get its very small, 8x19 was the biggest one. I bought a few year old 35' travel trailer that was really clean for 1/2 of that
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Old 03-14-2012, 06:01 PM   #1075
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Quote:
Originally Posted by crankshaft View Post
Having been in the building trades for 20 years, I can tell you that the costs in that list seem low. Don't forget, I'm renovating my house and have purchased a lot of lumber and other supplies. I was doing the same research you're doing about 6-7 years ago and the same hurdle kept presenting itself..... land and infrastructure. Banks don't like properties that have a house that is worth less than the land from what the lenders told me. Finding a trailer on a piece of land for cheap is the unicorn. Everyone I found was on a really shitty piece of land, with a bad septic, an electrical service in need of updating and they still wanted $100,000.

Maybe in Rutland county the selection is better with cheaper prices than Chittenden county, so maybe you'll get lucky. Unless you're paying out of pocket, you're going to have a tough time with a bank. I made offers on a few properties and the bank wanted big down payments and do it yourselfers getting construction loans is tough these days.
i did go through the itemized list for one of the houses and a lot of their estimates were high....but those houses are truly tiny...like 100 square foot. I have to concur with everything you said above as I have already experienced it. I just missed out on one of those rare trailer deals. it used to be %40 down on land but not sure what that is now that bailout banks are not lending. i will keep looking.
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Old 03-14-2012, 06:04 PM   #1076
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Did you see what you get its very small, 8x19 was the biggest one. I bought a few year old 35' travel trailer that was really clean for 1/2 of that
true. I have seen a resurgence in the old silver streamline trailers..even so one of these tiny places would be warm in winter and likely could sell in a few years as a camp for someone with out much loss. i havent bought or built anything yet so not much to worry about.
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Old 03-14-2012, 06:47 PM   #1077
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That's sick. Only thing that sucks about that setup though is depending on if you do a lot of work in the garage, the fumes migrate into the homestead.


...and no room for a lift ;)
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Old 03-14-2012, 06:49 PM   #1078
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Ha - same idea on a bigger scale...

I always wanted to buy an old dairy barn with a gambrel roof.. lower level where the cows were would be garage spaces for my toys, truck, car, sled, trailer, bikes.. and horse of course, and hay etc.. and the loft with that great soaring roof would be living and work space.. big windows, lots of light.. mmmmmm

This one was too "new".. but when I saw the loft inside.. ooooooh....

It wouldn't actually be efficient to heat.. maybe solar..

I did come across a barn that someone had made into a dance studio; to save on heat they put in a ceiling.. ruined it.

Dream shelved, oil prices being what they are
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Old 03-14-2012, 06:59 PM   #1079
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A customer of mine converted a barn into a house. They've been trying to sell it for a few years. No matter how much work they do, it's still an old barn in most buyers eyes. I actually liked it but weird is cool to me, just not high on resale

Hey Seth, consider finding a duplex. Let someone else pay your mortgage and after a few years, rent the other half and use the equity in the duplex to borrow against and build your dream house.
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Old 03-15-2012, 09:38 AM   #1080
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A customer of mine converted a barn into a house. They've been trying to sell it for a few years. No matter how much work they do, it's still an old barn in most buyers eyes. I actually liked it but weird is cool to me, just not high on resale

Hey Seth, consider finding a duplex. Let someone else pay your mortgage and after a few years, rent the other half and use the equity in the duplex to borrow against and build your dream house.


I really like how this topic popped up. I think we all have the same dream.

Several years ago I started looking into purchasing land or the shitty trailer on nice land package, and building a 3 bay garage with apartment. Timber framed, it would be 24' x 36'. That was the big dream. Since I was working near the lake and had access to a mooring, I even considered finding a boat to live on while working on the property/house.

That wasn't gonna happen though, so here I am now with a 3 unit house. It's been a lot of work the past 2 1/2 years, and there's a lot still on the plate for the next 2 years. With any luck we'll be looking to buy our own place and rent all 3 units. There's still a lot to be done though. All this unseasonably warm weather means I can resume scrapping and painting soon! Yippee!
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