Help me visualize garage spacing

[nolimits76]

What I’ve seen in our local market is $150/sq ft for most builds. There seems to be threshold where that amount drops. Over 3500sq ft it typically drops to 135/sq ft give or take. Those figures go mainly for new builds including the lots.

I’m guessing that $150/sf is similar to example 2. And I think that’s a solid example for the fully finished part of your build.

To me, the real question is the value of the garage build. It shouldn’t be as high as your main living space. It might be worth talking with a few builders in the area to get a better representation. But with it being attached you won’t have a second driveway, utility runs, etc that a traditional detached building will have.

So I’m thinking the $135/sf number may still be too high on your BLENDED build. It really hinges on the garage portion but I see it as follows. Hopefully this is right as it’s less cash for you.

1. Only 2,000sf is high finish build @ $150/sf.

2. Not sure exactly what finished shops go for in that area but they should be less than the main house. Again your situation is unique because no second drive, additional utility runs, etc. For grins, say $100/sf.

3. You already bought/financed land so you need to discount yourself for that portion. For a nice manicured city lot with typical HOA I am going to guess that is $25-30k of that $150/sf number. Divide that back out through 2,000sf and you get a credit of roughly $12.50/sf on the finished portion netting a $137.50/sf price.

4. Assuming your 4,000sf total remains split evenly at 50/50:

$137.50/sf x 50% (0.50) = $68.75/sf
$100.00/sf x 50% (0.50) = $50.00/sf

$68.75/sf + $50/sf = $118.75/sf blended

Haha, and I guess in the big scheme if you use $135/sf average price and discount back the value of the city lot you get nearly the same number. At least close enough for estimating purposes.

$135/sf - $12.50/sf = $122.50/sf

 

[Zeke]

How much is 10 yds of concrete in AL?

 

[welder4956]

The plan is for a 2 story barndominium. The roof line will probably be straigh, so no weird angles or height deviations. Our current house is 2600sq ft and we want just a little less, 3bed, 2.5ba, and a dedicated office/library. I sure as hell don’t want to become house poor so I’m looking at ways to supplement our incomes with things we enjoy. I’m opening a home based detailing operation for Saturday appointments only and I don’t know what she has planned yet. She and I both are full time professional. She owns her own practice and the building and I’m just a government weenie.

I'm struggling to understand the layout on a 2-story structure like this. Will you have a 2000 sq ft garage on the ground floor and 2000 sq ft of living space on the second floor? Or are you going to have a 2000 sq ft high bay garage with adjacent 2-story living space with 1000 sq ft on each floor? The first example would be a 2000 sq ft slab and the second example would be a 3000 sq ft slab.

 

[nolimits76]

How much is 10 yds of concrete in AL?

Pure guess as I’m not there but their housing seems similar to where I’m at so I’m drawing an assumption concrete is going to go for similar costs.

I’m guessing $150/cy for a 4,000psi mix. Maybe another $15/cy for ice or $5/cy for hot water, depending when the contractor pours. Add $350 or so for short loads but I don’t expect those on the main slab pour. Maybe on the footings depending what is required.

For garage only:
2,000sf x 4” = 26cy
2,000sf x 6” = 37cy

Assume 2’x3’ footing around perimeter plus a 3’x3’ across center slab. Also I’d put some spread footings in for a four post lift, 4’x4’x 2’.

Perimeter = 180’ x 2’ x 3’ = 40cy
Center Slab = 50’ x 3’ x 3’ = 17cy
Lift Spread Footings = 4ea x 4’ x 4’ x 2’ = 5cy

I’d do the 6” slab personally. The footings are likely off but gives us a reasonable approximation. I like adding the spread footings for the lift. All in that comes to about 99cy without waste. Throw another 15% on for footings as those will be earth formed and 10% for the formed slab. Just average it at 13% overall.

So about 112cy overall. At $150/cy that is roughly $17k in mud only. Still need to reinforce, finish grade, form, excavate and pour/finish/cure the slab.

I'm struggling to understand the layout on a 2-story structure like this. Will you have a 2000 sq ft garage on the ground floor and 2000 sq ft of living space on the second floor? Or are you going to have a 2000 sq ft high bay garage with adjacent 2-story living space with 1000 sq ft on each floor? The first example would be a 2000 sq ft slab and the second example would be a 3000 sq ft slab.

Think he clarified it’s a flat slab setup at this point.

 

[welder4956]

I'm struggling to understand the layout on a 2-story structure like this. Will you have a 2000 sq ft garage on the ground floor and 2000 sq ft of living space on the second floor? Or are you going to have a 2000 sq ft high bay garage with adjacent 2-story living space with 1000 sq ft on each floor? The first example would be a 2000 sq ft slab and the second example would be a 3000 sq ft slab.

Think he clarified it’s a flat slab setup at this point.

So, you're saying the slab is 4,000 sq ft? I don't see how it can be 2-story if that is the case.

 

[dover21]

So, you're saying the slab is 4,000 sq ft? I don't see how it can be 2-story if that is the case.

It’ll be a 50x80 slab. The living area will be approximately 2500sq ft. The second floor will have the extra 500sq ft. Sorry I wasn’t more precise in the overall description. That’s on me.

 

[Shoester]

Lessee, you're going with a 4000 sq ft slab with a 2000 sq ft garage, yet the house is 2000 sq ft of 2 story.
I guess my addition skills are fucked up.

But you don't want to be 'house poor'. Concrete must be cheap there. Here that would be approaching $40,000 with no footings. Houses can be built on the cheap for $350/ sq ft, no decoration. $700,000. What does a 200 sq ft garage building cost? IDK, never built one. Here, a 20 x 20 is $40,000 with nothing inside.

An entry level bare bones 4000 sq ft 'barndominium' would be a cool million. About $75,000 for the permit. No architect. No utilities.

Eh, not sure on this one. Must be very location dependent. We built our 3200sf “barndominium” for $130/sf, just outside of Kansas City. Quartz countertops, expensive tile floors, custom cabinets, solid core doors, spray foam insulation. Includes the builders fee to GC the whole thing, architect, and permit.