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Message
re: New Build or Naw?
Posted on 10/29/26 at 1:27 pm to Niner
Posted on 10/29/26 at 1:27 pm to Niner
Built from idea in my head to finished product. That said I am an uber nerd with OCD skills!
Loved it from beginning to end, but I was on site the entire job and I had no problem with 5am start times for folks hired to help. I was there after dark doing sweep up and set up for next day. Guessing you do not have that background and have a company to run.
That said get a CG you can trust and do forward thinking on what you need now and what you will need 25 years from now, 50 years from now. If your business is based where you are and you have that kind of dough to throw around maybe a Bush / Kennedy family compound is in the future. Another thought is the Big House & Little House solution. The family lives in the Big house, when the parents become grandparents they move to the Little house and the next generation moves into the Big House.
In these scenarios you will accrue over generations no future mortgages and expenses most folks have to pay till they die. The flip to this is build well beyond standard builder grade as you will live there past 15 years. Composite asphalt maybe becomes clay shingle. Add 2 inches to your stud walls for better sound and energy insulation. Etc, Etc,
Biggest thing is exit strategy as you age and change
Downstairs master
No stairs on first floor
What will the market want in 20 years (not a lot of demands for six, expensive, say 8BR / 8B houses in a society of single people and no kids.
If this is too daunting, buy something much cheaper. Bank the saving for medical care as you age out. Sell when you become empty nesters and use equity for a small ranch with no debt.
Loved it from beginning to end, but I was on site the entire job and I had no problem with 5am start times for folks hired to help. I was there after dark doing sweep up and set up for next day. Guessing you do not have that background and have a company to run.
That said get a CG you can trust and do forward thinking on what you need now and what you will need 25 years from now, 50 years from now. If your business is based where you are and you have that kind of dough to throw around maybe a Bush / Kennedy family compound is in the future. Another thought is the Big House & Little House solution. The family lives in the Big house, when the parents become grandparents they move to the Little house and the next generation moves into the Big House.
In these scenarios you will accrue over generations no future mortgages and expenses most folks have to pay till they die. The flip to this is build well beyond standard builder grade as you will live there past 15 years. Composite asphalt maybe becomes clay shingle. Add 2 inches to your stud walls for better sound and energy insulation. Etc, Etc,
Biggest thing is exit strategy as you age and change
Downstairs master
No stairs on first floor
What will the market want in 20 years (not a lot of demands for six, expensive, say 8BR / 8B houses in a society of single people and no kids.
If this is too daunting, buy something much cheaper. Bank the saving for medical care as you age out. Sell when you become empty nesters and use equity for a small ranch with no debt.
Posted on 10/29/26 at 1:30 pm to Niner
quote:
I'll be in a position to move to a much better standard of house for my family of 6 in the next 3-7 years. Most likely $2MM - $3MM depending on the trajectory of my business.
Anyone have experience buying a plot and building with a low-volume custom GC? Is it worth the stress involved? In theory, would love to be able to largely ensure quality and customization (not perfect - I know), but I've also heard horror stories on stress and marriage.
I'm sure ya'll don't have any opinions on this topic.
Take a shot or just buy a nice place already built?
sounds like a doomsday scenario for a gullible client with lots of money.
Posted on 10/29/26 at 1:46 pm to Niner
My in-laws just built a custom home. In their early thinking about it stages they were thinking it would be $700M-$900M. In reality it was almost double.
And they’re still working out kinks here and there.
And they’re still working out kinks here and there.
Posted on 10/29/26 at 1:49 pm to BPTiger
quote:
it would be $700M-$900M.
Are you related to Oprah?
quote:
In reality it was almost double.
Standard rule of thumb for custom
Double the original estimate
Double the original time to complete
Posted on 10/29/26 at 1:53 pm to Niner
2 practical ways to do it...be heavily involved or pay someone who has an established track record that you are comfortable with to be heavily involved. If you go the former route it will be a LOT to handle. If you do the latter it will be a LOT to pay. If you aren't familiar with the process and don't have a background in building structures the latter will turn out far easier and probably cheaper. Acting as the GC on a construction project is something anyone can do but to do it with success takes a LOT of knowledge and ability.
If you get the right builder its a pretty seamless process as long as you and yours are decision makers and don't change your mind non stop or fret over making decisions. There are a LOT of decisions to make, and everyone of them impacts cost and schedule to some extent...change any of them and cost and schedule flies out the window. Time is money and chaos equals cash. These are not just catchy sayings in the construction industry - they are well established facts. Make decisions quick and live with them. If you ain't comfortable with that you do not need to have ANY hand in building anything. All of those decisions are not going to be the right one so you better be ready to live with it.
Most times the builder will carry a construction loan which will convert to a mortgage when they get an occupancy permit and you close on the house. This means that your decision making impacts the builders money as well as yours. Carrying the interest on a construction loan is not for the cash strapped or faint of heart....extending the period that interest is carried is expensive. This applies if you are the GC as well unless you are paying out of pocket.
Given that most likely your new custom built home is going to have some things you simply have to live with...houses and boats are never perfect....it is almost ALWAYS going to be less expensive to buy an existing home that you can live with. The fact that all of the decisions have been made and there is no chance of carrying construction costs by the builder means they are in a position to make their money based on their decisions and management skills. When the buyer is involved any builder who knows what they are doing will capture the costs associated with the risk of dealing with an owner during the process.
As far as quality goes this is a can of worms. Unless you absolutely know what quality looks like, and it isn't just fit and finish or choice of building materials, your looking to ensure quality is most likely going to be a major headache for a reputable builder because they will certainly know what quality looks like....and it is usually not what someone with no experience in the industry things it is. In material alone there is a massive gulf between what is actual quality and what most homeowners think quality is. Its even worse with craftsmanship. If this is something you ain't comfortable with and can't find a builder you are confident in it is possible to hire a PM to do it for you but that is going to be an issue for a reputable builder.
I have a friend who had a gorgeous custom home built by one of the most reputable builders in the hill country of Texas. They did a FANTASTIC job. My friend ALMOST forced that builder to tell him he could find another builder over the houses footings....they were formed by the wall of the soil tested trench, which is normal, and were not finished to my friends satisfaction, which is also normal. They weren't trialed off and finished to a slick finish. That is how it is done. On spec houses and custom homes. My friend is still convinced the quality of those footings is sub par. This same couple took almost 3 months to decide what kind of faucets and door hardware they wanted. They would have been well advised financially to let the builder build their home and stay away until closing.
If you get the right builder its a pretty seamless process as long as you and yours are decision makers and don't change your mind non stop or fret over making decisions. There are a LOT of decisions to make, and everyone of them impacts cost and schedule to some extent...change any of them and cost and schedule flies out the window. Time is money and chaos equals cash. These are not just catchy sayings in the construction industry - they are well established facts. Make decisions quick and live with them. If you ain't comfortable with that you do not need to have ANY hand in building anything. All of those decisions are not going to be the right one so you better be ready to live with it.
Most times the builder will carry a construction loan which will convert to a mortgage when they get an occupancy permit and you close on the house. This means that your decision making impacts the builders money as well as yours. Carrying the interest on a construction loan is not for the cash strapped or faint of heart....extending the period that interest is carried is expensive. This applies if you are the GC as well unless you are paying out of pocket.
Given that most likely your new custom built home is going to have some things you simply have to live with...houses and boats are never perfect....it is almost ALWAYS going to be less expensive to buy an existing home that you can live with. The fact that all of the decisions have been made and there is no chance of carrying construction costs by the builder means they are in a position to make their money based on their decisions and management skills. When the buyer is involved any builder who knows what they are doing will capture the costs associated with the risk of dealing with an owner during the process.
As far as quality goes this is a can of worms. Unless you absolutely know what quality looks like, and it isn't just fit and finish or choice of building materials, your looking to ensure quality is most likely going to be a major headache for a reputable builder because they will certainly know what quality looks like....and it is usually not what someone with no experience in the industry things it is. In material alone there is a massive gulf between what is actual quality and what most homeowners think quality is. Its even worse with craftsmanship. If this is something you ain't comfortable with and can't find a builder you are confident in it is possible to hire a PM to do it for you but that is going to be an issue for a reputable builder.
I have a friend who had a gorgeous custom home built by one of the most reputable builders in the hill country of Texas. They did a FANTASTIC job. My friend ALMOST forced that builder to tell him he could find another builder over the houses footings....they were formed by the wall of the soil tested trench, which is normal, and were not finished to my friends satisfaction, which is also normal. They weren't trialed off and finished to a slick finish. That is how it is done. On spec houses and custom homes. My friend is still convinced the quality of those footings is sub par. This same couple took almost 3 months to decide what kind of faucets and door hardware they wanted. They would have been well advised financially to let the builder build their home and stay away until closing.
Posted on 10/29/26 at 1:57 pm to Niner
I built 10 spec houses in the late 90s and have been in the construction industry my whole life. I have wired a bunch of high end custom built homes and I am in the process of building one and designing another now. If you aren't familiar with the complexities involved you are better off finding an existing home that is "good enough". The only reason I am building one and designing one is cost - I am able to do about 90% of it myself or with some limited labor. Anyone who is not in that position will almost always do better financially letting builders build and buying what they build instead of being involved during the process.
Posted on 10/29/26 at 1:59 pm to PCRammer
quote:
Make sure beforehand that you and the SO already agree on most details, even down to minor things like the shape of a sink
This can't be stressed enough....time is money and chaos equals cash are not just quaint ideas in the construction industry, they are cold hard facts.
Posted on 10/29/26 at 2:00 pm to jbgleason
quote:This. Unless you know you love designing/building. I did a massive remodel on an older house with a great location. Was a stressful nightmare, eventually got tired of writing checks so didn't accomplish everything we had planned. Lived there for 10 years, then sold it (no profit after remodeling expenses), and bought a newly constructed spec house.
People think they want a custom house until they go through building one. Unless you have something very specific in mind, I have always bought ones that are relatively new (buying old and full remodeling is as bad or worse than building new IMO).
Posted on 10/29/26 at 2:25 pm to jose
quote:
I for one am excited for the building process, my wife is not
That is a recipe ripe for disaster. Doesn't have to turn out that way but it is something y'all need to really keep on top of. If it is a situation where the excited partner is known for being excited about mundane shite on the front end and losing interest well before the project is finished and the hesitant partner is hesitant because they know the other person is how they are it could go wrong and do so badly.
Posted on 10/29/26 at 2:36 pm to Niner
I am building a luxury custom home. I designed another before this one, but it came way over budget at the time, so that design/location is on the backburner. The house I am building will be $4M once complete. Always budget for overages.
My advice if you are wanting to avoid stress, and you want to build a $3M house.....Hire an architect that does the full soup to nuts design, monitoring, and service, and also hire a designer who knows/works with the architect. I am assuming the wife will be a part of this decision making.....if so a designer is 100% needed. The trifecta is hiring a designer, architect, and builder who knows and has worked with one another on other projects.
Anyone who tells you that you don't need either an architect or designer for a multi-million dollar home is telling you they cannot afford one and is clueless on how luxury custom home building works. I know of all the geniuses who balk/criticize this concept, and wind up hating their spouse, hating their in-laws, bitching at friends on how awful the process is and to never build new, bitching at how corners were cut, etc. They will tell you that the fee the architect is charging is a ripoff, you can get designer advice by subscribing to Southern Living, etc. Don't listen to them. You will pay good $ but you will get what you pay for, and its good stuff.
If you can afford a $3M house, your time and peace is extremely valuable. Your energy is focused on income and wealth, not PIA miniscule decisions that can add up to a major issue. Let the architect and designer handle that, as they are thoroughly experienced with it. They will save your marriage and your peace.
My experience has been stress free. The architect will not let the builder cut corners and will not let him screw up his masterpiece, but fortunate for me the builder thinks like the architect. The final product represents his character and his image. His name is attached to that building for the next few generations.
The designer is the best in that if you disagree with your wife, the wife will go with what the designer is recommending, which always makes aesthetic sense. Also, the designer will value things from a man's pov and help come to an agreement. Your wife will think you have no idea what you are talking about, but if the designer chooses the same thing you would choose, the wife would think its a genius idea.
My builder only builds 2-3 homes a year. He focuses on luxury custom only.
The architect is your friend assuming you do the full monitoring option. He will not let a builder screw up his design unless you enable it.
Also, NEVER NEVER agree on a price per square foot contract. Luxury custom is cost + only. PPSF opens up the f-it door for the builder. Do cost + only with a reputable builder who is great at cost estimation, but is transparent with you on choices. Have a budget, and have a padded budget as you will opt for nicer things and costs will go up.
My advice if you are wanting to avoid stress, and you want to build a $3M house.....Hire an architect that does the full soup to nuts design, monitoring, and service, and also hire a designer who knows/works with the architect. I am assuming the wife will be a part of this decision making.....if so a designer is 100% needed. The trifecta is hiring a designer, architect, and builder who knows and has worked with one another on other projects.
Anyone who tells you that you don't need either an architect or designer for a multi-million dollar home is telling you they cannot afford one and is clueless on how luxury custom home building works. I know of all the geniuses who balk/criticize this concept, and wind up hating their spouse, hating their in-laws, bitching at friends on how awful the process is and to never build new, bitching at how corners were cut, etc. They will tell you that the fee the architect is charging is a ripoff, you can get designer advice by subscribing to Southern Living, etc. Don't listen to them. You will pay good $ but you will get what you pay for, and its good stuff.
If you can afford a $3M house, your time and peace is extremely valuable. Your energy is focused on income and wealth, not PIA miniscule decisions that can add up to a major issue. Let the architect and designer handle that, as they are thoroughly experienced with it. They will save your marriage and your peace.
My experience has been stress free. The architect will not let the builder cut corners and will not let him screw up his masterpiece, but fortunate for me the builder thinks like the architect. The final product represents his character and his image. His name is attached to that building for the next few generations.
The designer is the best in that if you disagree with your wife, the wife will go with what the designer is recommending, which always makes aesthetic sense. Also, the designer will value things from a man's pov and help come to an agreement. Your wife will think you have no idea what you are talking about, but if the designer chooses the same thing you would choose, the wife would think its a genius idea.
My builder only builds 2-3 homes a year. He focuses on luxury custom only.
The architect is your friend assuming you do the full monitoring option. He will not let a builder screw up his design unless you enable it.
Also, NEVER NEVER agree on a price per square foot contract. Luxury custom is cost + only. PPSF opens up the f-it door for the builder. Do cost + only with a reputable builder who is great at cost estimation, but is transparent with you on choices. Have a budget, and have a padded budget as you will opt for nicer things and costs will go up.
This post was edited on 10/29/26 at 2:37 pm
Posted on 10/29/26 at 2:42 pm to AwgustaDawg
quote:
The only reason I am building one and designing one is cost - I am able to do about 90% of it myself or with some limited labor.
With so many builders I respected who have gone into retirement or the dirt nap, this seems to be the status of those still remaining.
No youth with trade skills or work ethic seems to be driving this.
Are you seeing same in your market area?
Posted on 10/29/26 at 2:49 pm to Mariner
quote:
The trifecta is hiring a designer, architect, and builder who knows and has worked with one another on other projects.
:LSU Kige:
Maybe in unique market but this seems like looking for a unicorn
Architect will be old, nearing retirement, but good
Designer will be young and does trends not you want
Builder will be around 40 but not have the staff older builders had
Biggest issue, once occupied is getting an old school gardener instead of these commercial grade landscape folks with no clue about local plants and visual impact. (ie, gardeners are gone, now it is grass and shrubs landscape folks).
Posted on 10/29/26 at 2:53 pm to Niner
Whatever you can do for cash.
And a piece of advice from a business owner for a long time:
" Dig your well before you're thirsty".
:
And a piece of advice from a business owner for a long time:
" Dig your well before you're thirsty".
:
Posted on 10/29/26 at 3:08 pm to Supermoto Tiger
quote:I'm sure that makes all the difference in the fricking world when building a new home.
For me, building a new home is the only way to go.
The design and build process excites me like a kid on Christmas morning.
I'm single and do not have to consult with a wife, which makes the entire process very enjoyable. For me, over 50% of the "under roof" is outdoor living areas.
Niner - Take the advice of an earlier poster that said make decisions on the nit-picky finishes and stuff beforehand.
Saves a lot of hassle and wasted time weeding through flooring/tile/wood/lighting samples only for the wife to "talk with her friends" and change her mind half a dozen times. shite like that is exhausting and why so many men hate the new build process.
Posted on 10/29/26 at 3:11 pm to Niner
Here’s your attention
Posted on 10/29/26 at 3:30 pm to Burt Macklin
quote:this was my experience onmy last house. It needed more work than I felt like getting done but the location was great as was off market price. But I knew what I was getting into and told my husband that whatever did not get done before move in would probably never get done. And that is why my countertops are still old
eventually got tired of writing checks so didn't accomplish everything we had planned.
Posted on 10/29/26 at 4:45 pm to Niner
There is a great website for people who have the same questions as you do. It's called douchebagmakesseeminglyinnocentpostrvealinghiswealthtoothers.com
Enjoy
Enjoy
Posted on 10/29/26 at 7:46 pm to nealnan8
Some good advice folks. Thanks.
If go forward with building, I would make very few design decisions other than things I think are practical and logical. Even then I would be easily convinced if the experts tell me to go another route since they are who I am paying. I trust my wife and I guess the designer to make it feel like a great home.
Not trying to flaunt my wealth ha. Y'all talk about y'all's riches all the damn time anyways. Just genuine curiosity for those who have done it before.
Sounds like it's doable if you are a good delegator to trust competent professionals (and your wife), and make decisions for the long-term.
If go forward with building, I would make very few design decisions other than things I think are practical and logical. Even then I would be easily convinced if the experts tell me to go another route since they are who I am paying. I trust my wife and I guess the designer to make it feel like a great home.
Not trying to flaunt my wealth ha. Y'all talk about y'all's riches all the damn time anyways. Just genuine curiosity for those who have done it before.
Sounds like it's doable if you are a good delegator to trust competent professionals (and your wife), and make decisions for the long-term.
Posted on 10/30/26 at 11:52 am to Niner
I’m starting my second custom build. This time on acerage. First time was in a subdivision. I am my own GC. While there is some stress involved I enjoyed it. Just know there are a ton of decisions to make down to every detail. My last home I believe had $60-70k equity in it when the build was complete. That was 8 years ago. I prefer new just because I can build it how I want and do specific things during the build that are super expensive afterwards.
Posted on 10/30/26 at 12:09 pm to Niner
I'm going through it right now and so far the process has been amazing. Bought the waterfront lot last year and spent the last year finding a builder and working on the design and plans.
All in I'll be around 1.8 million for 3700 living sq ft. House is pretty custom as far as finishes and design goes.
All in I'll be around 1.8 million for 3700 living sq ft. House is pretty custom as far as finishes and design goes.
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