Construction Cost (Newport: houses, earthquake, live)

[Scott771]

Originally Posted by freedom

Your permits, fees and taxes will be different from city to county.
Construction costs are really dependant on quality of finishes and lot location.
That being said you can figure on $60.00 per sq. foot for an Adair home which is a site built manufactured home quality. A mid quality tract home at $100 per sq. foot. If you general the project, $120.00 per ft. if you higher a builder. This would be a basic nice home with mid grade finishes and appliances. 30 yr. composition roof. I am in Grants Pass so city lots in Roseburg may be a little less, I would figure at least $100k to 130k for a city lot. Acreage say 5 ac. at 200k to 275k, depending on view, terrain, proximity to town etc...


freedom

$60.00 a sq ft for an Adair home? I beg to differ. They don't cover excavation, getting the utilities to the house, system development charges, etc., etc. The last time I ran the numbers it was closer to $90.00 a ft!

[freedom]

Scott771;
No custom builders includes excavation, unless there is a list of protections included in the contract to protect the builder from the costs of removing a big boulder that would need to be jackhammered, or a steep slope site that would need erosion control and retaining engineering, or high water table issues, hauling away of excess materials, or compacting backfill material if it is to stay on site.
I would be leary of a builder that did not inform you of these potentials.

Permits and fees are always above the cost of construction, as well as utilities, wells, septic systems etc...

I was quoting construction prices not development costs. Even at that prices are conditional to the materials cost and availability so the prices will fluctuate.

freedom

[Bart_3500]

Originally Posted by PNW-type-gal

If it's in Crooked River Ranch proper, I'm pretty sure they have some CCR (Codes, Covenants and Restrictions) that you might have to consult first, especially before building in stages, or before moving a temporary dwelling on site while working on the permanent one.

It's been awhile, lots of things going on. Yes, it's CCR and I'll be checking into the CCRs. I just bought a new 39' 5th wheel and plans are to living in it while "owner/builder" there. I'll be checking the ccrs to be sure.
Time will tell. Thanks for all the information.

[Larry Caldwell]

Originally Posted by janb

Try to find an acreage with a 'trashed' mobile home. (with a legal placment permit) That is a good way to save 'infrastructure' costs. Bulldoze the junker home. You can pic up a 'repo' or mis-ordered modular for $25-$40k.

That might save you well, road and electrical expenses, but you would need a new septic system. Old septic systems are highly suspect. However, Douglas County has a neat loophole. Accessory buildings can be constructed and connected to the septic system without DEQ inspection.

Originally Posted by janb

I'm looking into 'off-grid' locations too. Technology is making that a viable option. WA state has much more favorable credits for renewable energy use, but there is not a Roseburg there. Closest thing is likely Goldendale (near The Dalles). But it does not have a VA and Community College. But no Income tax.

Don't expect much from UCC. It's the most pathetic excuse for a community college you ever saw. If you can't go to school in the daytime, there are very few classes to take, and most of them are basic workfare job skills classes.

Originally Posted by janb

I'd try to find an acreage for under $150k, gonna have to shop, but this is a good time to do so. (before April)

jb

Good luck on that.

[Larry Caldwell]

Originally Posted by Scott771

$60.00 a sq ft for an Adair home? I beg to differ. They don't cover excavation, getting the utilities to the house, system development charges, etc., etc. The last time I ran the numbers it was closer to $90.00 a ft!

And an Adair home is, ah, "the bottom end of the scale." moderator cuton Garden Valley in Roseburg is advertising custom homes at $145 per square foot. In today's market, I think you are better off to shop for an existing home.

[Larry Caldwell]

Originally Posted by freedom

Your permits, fees and taxes will be different from city to county.

Permit fees and plan check fees are the same everywhere. They are set by state law, as a part of the building code.

SDCs (System Development Charges) will vary by jurisdiction, and what utilities you hook up to. Most of the Roseburg area is served by Pacific Power and Light (PP&L, Pacificorp) for electricity and Avista for natural gas. Energy costs have doubled the price of rock for roads, and many rural areas of Douglas County have no water. In my area, if you drill a well deep enough to get water, you get salt water. Septic systems can also be problematic. Many sites require sand filter systems, which means back flushing and annual replacement of the sand filter.

Taxes depend on your jurisdiction. Roseburg just built a new high school, so property taxes anywhere in the Roseburg School District took quite a jump.

[freedom]

Originally Posted by Larry Caldwell

Permit fees and plan check fees are the same everywhere. They are set by state law, as a part of the building code.

SDCs (System Development Charges) will vary by jurisdiction, and what utilities you hook up to. Most of the Roseburg area is served by Pacific Power and Light (PP&L, Pacificorp) for electricity and Avista for natural gas. Energy costs have doubled the price of rock for roads, and many rural areas of Douglas County have no water. In my area, if you drill a well deep enough to get water, you get salt water. Septic systems can also be problematic. Many sites require sand filter systems, which means back flushing and annual replacement of the sand filter.

Taxes depend on your jurisdiction. Roseburg just built a new high school, so property taxes anywhere in the Roseburg School District took quite a jump.

City permit costs and county permit costs are not the same. There are formulas for them to use, but costs are subjective based on actual cost, as far as the county is concerned. The City has formulas as well, but differ from county.

And there is no annual replacement of a sand filter. It is a structure built in layers of different size aggregate, and sand with a pressurized grid of Pvc.
Your right on the maintenance part, but is also is rarely annually. I suppose if one pours oil down the drain and assorted chemicals it could create havoc, but generally speaking they can go years without scrubbing the lines. Which is kind of nasty, but not a difficult process.

[Bremenimp]

Ironically, I'm in the process of building an Adair Home and when you take out the land the price (including all the extra) is around $65 sq. ft. The quality of construction is far better than people here are saying. People should check it out for themselves and make their decision. I checked around A LOT.

[auntiezhouse]

What is the average build out cost per sq ft for a restaurant, in a strip mall?

[lucky_35]

I like four side brick house that is very common in Texas where I live now. I have a lot in South Beach near Newport and I plan to build a custom brick house later. Why brick house not seen often in Oregon?