Construction questions (Hope: low income, apartments, rent)

[8 SNAKE]

I've got a few "unique" questions about construction in the Coeur D'alene area (outside of city limits).

What's a rough estimate of cost per sq ft to finish out a high-end home or commercial (multi family/resort) property in the area? By finishing out, I mean a property that's currently framed and insulated, with roof and windows installed, but no electric, plumbing or exterior covering (brick, stucco, etc).

Is most construction work in the area handled by union workers or independents?

Who has jurisdiction over taxing authority in the Coeur D'alene area?

How are occupancy rates for resorts and lodges in the area? Have economic conditions led to a down turn in tourism this year?

How's the apartment market (occupancy rates)?

Any input or resources that would help would be most appreciated.

Thank you!

[Trace_Rinaldi]

Theres a company called All Pro www.ABShomes.com that will build you a house shell with panelized construction methods, and erect it on your site for what seems to me like a very reasonable price. They have designs or you can design your own, and when they are done from the outside it looks like a finished house. You finish out the inside or have contractors do it. Im sure you can have them build it to any stage you want though. The panelized construction method seems much more efficient, and precise as well as more reasonably priced to me.
They are out of Wa. but will build anywhere in N. Id. There is another company out of Canada www.Langecon.com that does the same thing. Im sure there's more but these are the ones I know about. Hope this helps.

[8 SNAKE]

Trace,

Thanks for the input. SIPS (the panels) are an interesting construction method that I like quite a bit. However, what I'm looking for is the exact opposite of what you described. I want to know what it will cost to finish a house that's already erected.

[Trace_Rinaldi]

Whooops... My bad. I guess I didnt read it correctly..DOh!!

[Sage of Sagle]

Our house is almost done. 3500sf with a really beefed up build quality. 400amp service, dual climate zones, various 240V outlets and special routing (home theater, etc), full automatic 400a switched 18kw backup generator, etc. We didn't go crazy on lights, but got what we wanted. Figure if you're starting with bare studs and they're starting from pulling wire from your power box at the street, $27-30K for electric. But with expensive lighting, we could have added $10K in fixtures easily.

For siding figure $35K if you're doing hardy plank. $50-60K for stucco or french plaster look. While stucco is all over SoCal, almost nobody does it up here.

If plumbing is starting with city water/septic to the lot but no rough-in yet, probably $25-30K for kitchen and 3 bathrooms, unless you get really carried away with fixtures.

[8 SNAKE]

Sage,

Thank you for the input! How scalable are those numbers? I'm assuming that they're based off of 3,500 sq ft. and my "project" is significantly larger. At this point, it's just in the evaluation phase so I am working with rough numbers and not trying to get down an exact science. Just the same, I'd like to be somewhere in the ballpark.

In addition, do you have any insights into multi-family properties in the area? How are occupancy rates, rent rates, etc.

Thanks again.

[8 SNAKE]

Originally Posted by Trace_Rinaldi

Whooops... My bad. I guess I didnt read it correctly..DOh!!

No problem at all Trace. I appreciate the information that you provided.

[Sage of Sagle]

Originally Posted by 8 SNAKE

Sage,

Thank you for the input! How scalable are those numbers? I'm assuming that they're based off of 3,500 sq ft. and my "project" is significantly larger. At this point, it's just in the evaluation phase so I am working with rough numbers and not trying to get down an exact science. Just the same, I'd like to be somewhere in the ballpark.

In addition, do you have any insights into multi-family properties in the area? How are occupancy rates, rent rates, etc.

Thanks again.

I'm sorry, I have NO idea how it would scale to multi-family units. I'm good at what I do (in MY industry), but with construction on our house I've had to learn project management, but know little about the cost breakdown of the subcontractors' work. We put it out for bids, the bids are X, we choose yes or no, not always from the lowest bidder but from the most reputable bidder or ones who seem to "get" my vision for our house, and go from there. Unfortunately, beyond some of the materials costs, I don't know how they allocate their hours.

I know less than nothing about multi-family properties in the area. Here in Sagle, there just really aren't any (or many).

[Asthedeer]

[quote=8 SNAKE;4510824]

Is most construction work in the area handled by union workers or independents?
(Not really any unions here, moreso in Washington, there are many independent builders here)


How are occupancy rates for resorts and lodges in the area? Have economic conditions led to a down turn in tourism this year?

(I don't think it has slowed down, if anything picked up because new "attractions" keep coming in. The rates I would say would be $100+ per night, it varies)

How's the apartment market (occupancy rates)?

(Most apartments here are for low income, $400-$600, unless they are on state assistance and getting a discount. There are quite a few condos and duplexes here for those who don't want apartments and are'nt low income)
/quote]