A log home in Montana is a dream for many. This is a unique place in that there are people from all over the United States who come here. Many properties are owned by people who plan to retire and move here. Turnkey pricing for log homes in Montana can be broken into two different categories: milled log homes and handcrafted log homes. Reasonably priced contractors are starting out at about $165 per square foot for a full turnkey in the milled log. For a handcrafted log home the price per square foot for a full turnkey is approximately $205 to $220. (Note: pricing was updated 6/11/2014.) Handcrafted log home require higher shipping costs, larger logs that must be handled with a crane for unloading and stacking, and also more expertise by the builder.
In areas such as Big Sky Montana, Jackson Hole Wyoming, and other high-end towns, turnkey price per square foot can start at $350 and go up. But for a log home in the 1,000 square foot range to 3,000 a realistic cost begins at $165 per square foot for an 8 inch milled log home. รับสร้างบ้าน
There are ways to help insure a price per square foot is accurate for your project and also works within your budget. With every building contract there should be allowances drawn into it. The more allowances the better. Before the contract is signed, the homeowners should go shopping and see how much the various items cost that they would like to include in the home. Then each allowance can be adjusted, if need be, to an accurate amount. If you will only be happy with the $15,000 imported counter top, then it needs to be reflected in the allowance for that item. But conversely, if you are satisfied with a laminate counter top, then the allowance may only need to be $1,000-2,000 for that item.
Before the homeowner signs a contract, first he or she should go and pick out exactly what they want in the home. An in depth look at the cost of each item will reveal if each allowance accurately reflects how much the homeowner desires to spend in each allowance category. Then the builder can take this information and further tailor it to the homeowner’s desires. At the end of the building process, if the specific allowance was not exhausted, then a credit is given to the homeowner. If a budget was exceeded, then that is also adjusted for. In one instance a customer wanted a $15,000 counter top when the allowance in the original contract was for a $4,000 Corian top. This homeowner consistently made choices like this throughout the home project. Then in the end he was upset with the builders because the home cost nearly $90 more per square foot than the original bid. The bottom line is the homeowner dictates the final price per square foot more than they realize. High-end choices will substantially chance the price per square foot.
Now let us consider remote locations in light of the above building costs per square foot.
Building in remote locations can dramatically change the price per square foot. Not because the contractor is getting greedy, but simply because there are more variables. If building on the side of a mountain, a driveway cost alone may triple. If no electricity is within a close proximity, solar or alternative energy may be required for the home. In one instance, in Gallatin County there is a subdivision that has both on the grid and off the grid lots. For one of the off the grid lots, the electric company quoted the homeowner in the neighborhood of $250,000 to bring electric to his property. Things like this need to be thought of before the lot is purchased.
For a mountain top project, septic can also prove a difficulty. If there is no where for a perk test to pass, then some have resorted to burying tanks and then having them pumped. This can yield a two-fold problem. The first: can a septic truck get to the home. And the second: will a bank even loan on a property that does not have a conventional septic system. These are very important considerations.
Another remote property hurdle is the basement. Both digging costs and pouring of the cement will change a price. If the ground is on a bench or on a mountain, you may encounter boulders and sheer rock. Dynamite blasting is not that unusual here. For one home we built in Madison County, the cost of excavation went from $4,000 a final expense of $12,000. When digging, boulders the size of a pickup truck were revealed. A dynamite blaster from a local mine had to be brought to the job site. Also the basement had to be moved some to compensate for one boulder in particular. Cement delivery is another substantial cost that can vary. If the cement truck has to be assisted up the grade by a large piece of machinery and also if a pump truck is required, a normal cost projection on a basement will escalate.
Delivery of logs and material can also be an increased expense. One log home in Ponderay, Idaho had to be priced with a barge carrying the logs across the lake. Another mountain top property entailed three trips with a Hela-lift helicopter to haul the logs to the final destination. With handcrafted logs of lengths up to 50 feet, the only way to get them to the job site may be a helicopter lift. One home that our mill delivered to Alaska had a delivery cost of $90,000 by the end of the project.