How Your Choices Affect the Cost of Your New Home

by Michele Weaver | Oct 9, 2020 | HER Home

My daughter asked me to go car shopping with her. With two young boys (one that’s just 8 months old) she was ready for an SUV with three rows of seating. Her preferences had a major impact on the vehicle’s price. First, the middle seats had to be captain’s chairs. Second, the vehicle had to be all wheel drive. Overall price and safety features were the next priorities. Beyond that, vehicle amenities fell into the “wants” and “nice to have” categories as opposed to “needs.”

Like new vehicle buyers, new home buyers’ choices have a major impact on the price of their new home. You need three bedrooms and a flex room that can double as where you occasionally work from home. You’re ruling out homes that don’t have your bedroom on the main floor plus an oversized shower, two sinks, and a private toilet area in your bathroom; or homes that don’t have a single dining area capable of hosting holiday family meals; and builders without a model home you can actually walk-through.

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While those non-negotiables have a direct bearing on price, so also do the design and product amenities you want. You love being outdoors; the covered deck adds $7,000. The beautiful Craftsman-themed exterior is also $7,000 more. Inside, the spa bath upgrade runs $10,000, while the gourmet kitchen package comes in at $8,500. Building green, energy-efficient, and healthy are important to you; the price tag for the high-performance insulation option is $5,000; while the indoor air quality package for $4,000 could make a big difference with your kids’ asthma. And you keep coming back to the option of building that big pantry as a safe room…

Though price is just a number, it conjures up so many emotions! That indoor air quality package can remove 99.9% of all airborne particles and over 90% of viruses. That’s interesting information. But it feels so good making nurturing choices such as caring for my family’s health, or even selfishly, wasting lees time dusting. As a new home buyer, anything you’re willing to spend extra money on is worth more to you than its price. Modifications to the plan, optional design amenities, upgraded products – these choices are very personal, and represent decisions wherein you’re not willing to settle for less.

Though you’ll have to stretch your budget, you’ve fallen in love with the Bonham (#42239V) plan with VELUX® skylights incorporated into the design! You can already see yourself lounging on that covered rear porch, but that’s also going to significantly cut down on daylight in your great room. The skylights will make a dramatic difference. That gorgeous fireplace is emotional, too! Which would you choose? Or, do you give in, opt for both, and commit to be bit higher monthly payment?

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My daughter is now driving a Subaru Ascent. Like most shoppers, she chose to spend more to get what she really wanted, but to stay within the budget she had established there were some trade-offs. When shopping for a new home your experience will likely be similar – with one important difference. Some of the things you want in your new home can be future projects. Create a 3- to 5-year plan for your landscaping rather than funding that cost up front. You might finish off the space over the garage a couple years from now to keep your purchase price down. Doing so may free up money now for other amenities you are longing to enjoy in your new home!

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Cover image: Bonham (#42239V) Plan

Revealing the Real You – Selections for Your Home

by Michele Weaver | Oct 5, 2020 | HER Home

How your choices affect the cost of your new home.

While a 2,000 square foot home selling for $350,000 works out to $175 per square foot, all square feet do not cost the same. For example, square feet in the kitchen are much pricier than square feet in bedrooms. Some of that difference is due to the presence of added products such as cabinetry, countertops, and appliances in the kitchen. And some of that difference can be attributed to your choices.

The Minter (#29305) plan has a kitchen measuring 11′ x 19′. A basic appliance package (microwave over the range, refrigerator, dishwasher) in stainless steel finish prices out at about $3,000 (retail). But stepping up to a top of the line refrigerator, ultra-quiet dishwasher, microwave with convention cooking, and a serious 6-burner gas range puts the appliance package at $18,000!

Kitchen cabinetry. The size and number of cabinets, style, materials used/wood species, finish, construction features such as dovetail joints, and hardware such as full extension drawers and soft-close hinges all impact cost. Cabinetry in this kitchen would start at about $5,000, with custom cabinets more likely coming in around $12,000 or more.

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Countertops. Laminate countertops for this kitchen would start at about $1,200, while solid-surface, granite, or quartz countertops might come in around $2,500 – $3,500 or more. Adding the appliances, cabinetry, and countertops, a budget approach to the Minter’s kitchen totals $9,200; the high-end choices are closer to $33,000. That approximately $24,000 difference works out to more than $12 per square foot in the overall price of the home.

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Bathrooms. As originally designed, the Cedar Pointe (#42389) plan has a 3′ x 5′ shower, private toilet area, and 3′ linen closet in the rear suite. If you want a bathtub, that same bathroom space can be reconfigured to also have a 5′ tub. Is that going to be a $500 or $3,500 tub? By the time you’ve paid for the additional plumbing, faucet, and the 4′ x 4′ window, you may have added $5,000 to the cost of the home.

Then there’s the same cabinetry and countertop cost drivers illustrated in the kitchen example. Even your bathroom mirror(s) can vary in price by $1,000 or more.

Flooring choices are another area that can affect your new home’s cost significantly, and there’s wide variability in costs even within the same product. Carpeting costs vary by the fiber, style, density, and padding. Hardwood varies due to thickness, wood species, size of the planks, and finish. Tile cost differences show up in ceramic vs. porcelain, tile size, and finish. LVT (Luxury Vinyl Tile) and LVP (Luxury Vinyl Plank) have come on strong in recent years due to the combination of durability, looks, and easy care. Several builders offer buyers the choice of LVT/LVP or wood flooring at the same price.

Some choices are more obvious than others. Few amenities can match the ambiance of a fireplace, but to keep price down, dashed lines in the family room of the Womack Springs (#29389) plan show the suggested location of an optional fireplace. Heatilator offers a variety of great looking fireplaces, with electric units starting around $850 and natural gas models running about $1,800 – $6,000+; that’s without installation costs.

Or consider lighting. We’ve had clients come to us to design their one-of-a-kind home and they’ve already picked out one-of-a-kind light fixtures. Stunning – both in their looks and price tag. On the flip side, hidden in plain sight, Design Basics’ popular Hepburn (#42065) plan has sixteen 32″-wide interior passage doors, a size that is truly appreciated when moving furniture! Arched, 2-panel, hollow-core molded interior doors cost around $100 each, while their hefty, sound-deadening, solid wood door counterparts are likely going to run you $200+ each. A difference of $1,600 for the Hepburn – with similar looks.

Photo courtesy of Organized Living
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Storage and organization. You may not have been thinking about spending extra money in your closets, but storage and organization are a high priority with many home buyers. The standard closet shelving offered by your builder may be perfectly adequate. But a well-designed closet system with just the right amount of double hanging, long hanging, cubbies, shelves, and drawers that are easily reconfigured as needs change can be a beautiful thing that eliminates stress. Yes, there’s a price tag. It usually comes down to priorities. If you had to choose between a dream closet and, say, a heated tile floor in your bathroom, which would you choose?

Big and small, your choices of products in the home can add up to significant added costs or significant savings. Another example of why it can be misleading to compare new home prices on the basis of cost per square foot.

Next time we look at the cost of some popular energy efficient and green building choices.

For more resources on thoughtful design and products:

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Thoughtful Design Concepts

Cover image courtesy of iLumigreen.

(Product spotlights are for informational purposes only.)

Brake Light Homes

by Michele Weaver | Sep 28, 2020 | HER Home

How your choices affect the cost of your new home.

What’s a “brake light home”? One that is so stunning, that brake lights come on as people slow down to take in its beauty while driving by! New homes of almost any size, at almost any price point, can exude curb appeal. But curb appeal has a price tag. While your home’s exterior design and style will, in large part, dictate costs, there are still many choices you can make that will significantly affect your home’s attractiveness and cost.

The Kendrick (#8532) plan is less than 1,200 square feet, yet is a definite “Brake Light” home!

Your choice of roofing can have a sizable impact on your home’s price and appearance. More than two out of three homes get topped off with asphalt shingles, which also tend to be among the most competitively priced options. Typically backed by a 20-year warranty, three-tab shingles are the thinnest and least expensive. Adding dimension and shadow lines, architectural asphalt shingles are thicker, heavier, more expensive, and often backed by 30-year and even longer warranties. Depending on where you live, spending a little more for hail impact-resistant and/or high wind-rated shingles may reduce your homeowner’s insurance premiums more than their incremental increase to your mortgage payment, reducing your actual monthly housing cost. Also, keep in mind that light-colored shingles reflect sunlight, helping lower utility bills in hot climates, while dark shingles absorb sunlight, keeping homes warmer and reducing heating costs in colder climates.

Residential metal roofing has been growing steadily in popularity. Steel and aluminum are the most common metals used, though copper has long been a popular accent metal roof product. Metal roofing prices start competitively with higher-end architectural asphalt shingles. You can expect metal roofing to last 50 years or longer, and many metal roofing products qualify for insurance discounts. Standing seam metal roofing has visible vertical “ribs,” and newer metal roofing profiles simulate wood shakes, shingles, tile, and slate. One reported downside is that metal roofing can be noisier in rain and hailstorms.

In spite of their distinctive good looks, cedar shakes have fallen out of favor due to their higher initial cost and high ongoing homeowner’s insurance expense. Slate is sometimes still used in the northeast; clay or cement tiles predominately appear on roofs in the southwest and Florida, a natural complement to Mediterranean exterior styling. In addition to being more expensive roofing material, slate and tile are heavier, requiring additional roof engineering and framing expense.

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Man-made composite shingles have largely replaced wood shakes and slate roofing. Often considered a green building product due to using recycled content, composite shingles look strikingly similar to their natural counterparts but are much lighter, backed by long warranties, and very durable – with some carrying those insurance discount opportunities for high wind and hail impact ratings.

Your siding options, like roofing, also have considerable impact on your home’s appearance and cost. Vinyl is the most widely used siding material due to its relatively low-maintenance (no painting required!) and generally being the lowest cost. Thickness of the siding and the presence of insulated backing are primary cost factors. Engineered wood (e.g., LP® SmartSide®) and fiber-cement (e.g., James Hardie HardiePlank®) prices start comparable with high-end vinyl siding. Both options are very durable, with HardiePlank carrying a non-pro-rated 30-year warranty, while SmartSide’s 50-year warranty is pro-rated after 5 years. As with natural wood siding, which tends to be slightly more expensive than engineered wood, re-painting every 5-10 years adds to the cost of ownership, but also allows you (or the next owner) to change your home’s color. Note: siding profiles other than the traditional horizontal look, such as shakes, board and batten, etc., will add cost. Typically, higher than wood siding, masonry products tend to be relatively close to each other in pricing, with stucco (natural or EIFS) a little less than brick; and brick a little less than faux stone (e.g., cultured stone). Real stone, however, can be two to three times more expensive. Due to the added costs, masonry finishes are often used as accents and focal points, rather than completely covering your home’s exterior. Masonry products not only look great, they require little upkeep and are extremely durable, helping you avoid future replacement costs.

Windows can have a sizable impact on your home’s price, but you may not “see” the difference. We’ll limit this topic to standard windows as specialty windows run the gamut of pricing. Beyond the number and size of windows, major factors include the type (e.g., single hung, double-hung, sliding, casement); frame material (e.g., vinyl, wood, clad); window performance, options such as grids between the glass panes; and of course, brand.

Type. Single-hung windows are typically the least expensive, having a stationary upper, while the lower sash raises and often tilts in for cleaning. Based on retail pricing for egress windows from a well-known brand, next on the price ladder are casement windows (25%-40% higher than single-hung), which are hinged on one side and crank outwards; sliding windows (60%-90% higher than single-hung), having one sash which slides horizontally; and double-hung windows (roughly twice the price of single hung) in which both the upper and lower sashes raise, lower, and tilt-in.

Frame Material. Vinyl windows are usually the least costly as well as being low maintenance. Expect to spend 15%-30% more for fiberglass, around 50%-75% more for wood, and 75%-200% more for clad and composite windows. Keep in mind, these price differences are for the windows only, not including installation.

Even for a modest home like the Krebs Pointe (#42395), the window frame material makes a big difference in price. Using retail pricing for the egress windows from a well-known national brand, the vinyl double-hung window package cost is $1,880, while the aluminum-clad/wood interior window package priced out at $5,176.

Window Performance. With new homes being built to more stringent energy codes today, most windows are going to be double-panes of glass, and many are built with low-e coatings on the glass and may be filled with a gas such as Argon between the panes. For additional energy savings, some windows have three panes of glass. Also, some windows are impact resistant for protection against flying debris, and/or built to withstand very high wind pressures – all of which add to the window’s cost.

Options. Nearly invisible window screens, varying grille styles, upgraded hardware, and an emerging array of technology options can add to your home’s beauty and enjoyment. And cost. One design option you may have is to join (“mull”) two windows together to make a single double-wide window. This provides the same amount of daylight as having the individual windows but reduces installation costs.

Providing room for a bed headboard, the Cedar Hill’s (#42435) Bedroom Suite 1 splits its windows. With two holes to cut in the wall and two separate windows to trim out, those split windows will be more expensive than the same size windows that have been mulled together as in Bedroom Suite 2.

Brands. Quality… research and development… service… warranty… style… options… years in business… leading window brands became leading window brands for a reason. Sure, performance ratings as provided on the stickers adhered to new windows are one basis for making your decision. But what is the value of knowing when you have an issue with your home’s windows that it will be taken care of, versus saving a few dollars up front and gambling that a new window brand will be there for you 10 years from now? Resale should be kept in mind as well, as highly regarded window brands are one of the surest ways to communicate yours is a quality home, potentially enhancing both the home’s value and leading to a quicker sale.

Garage Doors. The humble garage door. It goes up and down and keeps your golf clubs from getting stolen. But one of your home’s focal points? If your garage doors face the street, did you realize those doors are probably the single largest architectural element on the front of your home? Everybody’s home doesn’t look alike, yet when you drive down many streets, everybody has essentially the same garage door style – often the raised 32-panel door. Because of their size, and because they are sometimes the closest part of your home to the street, garage doors style should not be overlooked.

Size, insulation, and warranty are reflected in garage door prices. But the material they are made of, style, and brand likely have the most significant impact on price.

Good, better, best? Garage door manufacturer Clopay® offers an online Door Imagination System™ that is a great way to visualize how your home would look with different garage door styles and materials. Using their tool and the rendering of Design Basics’ Kendrick (#8532) home plan, shown at left is the lower-priced Classic™ Steel raised 32-panel insulated door; at right, a stunning wood door from the Reserve® Wood Semi-Custom line; and, balancing cost and aesthetics, in the center, a wood-look insulated door from the company’s Gallery® Steel series. (Click on images to enlarge.)

Entry Door Systems. Did you know that stylish entry doors could increase a home’s perceived value by an average of 4.2% or $18,750? That’s what a study by one of the leading door manufacturers, Therma-Tru, found. Akin to garage doors, too often a home’s front entry door was the “default” selection – the good old Colonial 6-panel door, or whatever is the builder’s standard front door.

Material composition, glass options, and style are large influencers of entry door system prices. Insulated steel doors tend to be the least expensive, followed by increasingly popular fiberglass doors, and at the pricier end of the spectrum, wood doors. For aesthetics and security (we like to see who is at the front door), entry doors will either have glass in the door, sidelites, or both. The presence of sidelites may be limited by the width of your home’s front entry design. For an even brighter entryway, there may be a transom window atop the entry door. All of these glass options add to the cost.

It would almost be a crime to install a standard 6-panel entry door if you were building the Kinney Haven (#42461) design. Both your personal style and your home’s exterior style should be reflected in that door! Modern? French Country? Craftsman? Does the door you chose look “right”? As guests arrive, your home’s front door can make a big impression. This can be money well spent; you enjoy the stylish door, and as the Therma-Tru study reported, you may recoup the added investment (or more!) at resale.

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While your home’s exterior design is the primary cost driver, as you have seen, roofing, siding, window, and door choices can affect your new home’s price by tens of thousands of dollars. Most of us have budget restrictions when building a new home, or at least a price we are comfortable with. So, it becomes a balancing act, usually requiring tradeoffs to meet your budget and vision for your new home. Similarly, product choices inside the home have a surprising impact on your new home’s cost, which we look at next time.

For more resources on thoughtful design and products:

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Browse our Her Home™ Magazine
Thoughtful Design Concepts

Cover Image: Cedar Hill (#42435)

Offsetting Home Ownership Costs

by Michele Weaver | Sep 21, 2020 | HER Home

Since 1980, the number of Americans living in multi-generational households has been on the rise to where today, one in five U.S. households have at least two adult generations in the home, and usually children, too. Younger adults find paying rent to their parents and moving back home frees up some cash for repaying student loans, while newlyweds move in because the lower rent allows them to save faster for a future down payment. Changing economic times such as the Great Recession that began in 2008 and the job losses resulting from the 2020 pandemic caused many families to choose to pool their financial resources. Multiple generations under one roof is commonplace among some cultural backgrounds. And there’s the familiar scenario of moving aging parents in rather than the assisted living alternative.

Homes designed with multi-generational living in mind are in demand! A main floor bedroom suite is almost always a prerequisite, avoiding stairs for the elderly household members such as in the Wilks Manor (#9165 – below) with its Guest Suite behind the garage.

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But increasingly popular are designs with two bedroom suites having comparable accommodations. Often, both suites are on the main floor, though designs such as the Dillon Park (#42477 – below) provide more separation and privacy, with suites on different levels of the home.

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Relatives splitting housing costs does not always involve differing generations. The suddenly single widow, other siblings, or even cousins are moving in or purchasing homes together, out of economic necessity. As with moving aging parents in, it is best to have a clear understanding of the shared financial responsibilities. Are necessary maintenance and repair expenses shared equally, or the responsibility of only one party?

Some homeowners expect to rent out part of their home from day one. One builder who purchased the Cedar Pointe (#42389) told us his primary market is younger, single, professional women. He went on to explain that affordable homes with two suites provide the rental income opportunity his market wants. Several reports have been published recently that Millennials are renting out bedrooms and even parking stalls in their garages.

At less than 1400 sq. ft. and with a second bedroom suite up front, the Cedar Pointe is a natural layout for young single home buyers looking for rental income to reduce their housing costs.

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Tax deductions. If you itemize deductions on your income taxes, you may be able to deduct mortgage interest paid. And if you work from home, you may be able to deduct other expenses as well. According to the IRS website, “If you use part of your home exclusively and regularly for conducting business, you may be able to deduct expenses such as mortgage interest, insurance, utilities, repairs, and depreciation for that area. You need to figure out the percentage of your home devoted to your business activities, utilities, repairs, and depreciation.”

You work from home and frequently have clients, colleagues, and other business associates stop by your house. Built from the Leinart (#29336 – below), you can use the entire right side of your home (423 sq. ft) exclusively and regularly for business. A convenient shipping zone just off the front porch, with its private yet secure parcel drop, is ideal if you frequently ship or receive packages. So, slightly less than ¼ of your home’s finished square feet devoted to business activities and may be deductible. Consult your local tax professional to discuss your home office tax deductibility.

The Leinart’s home office wing to the right side plus its shipping zone account for 22.9% of the home’s square footage, providing a significant tax deduction when those spaces are used for working from home.

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Sharing housing related expenses. Renting out a part of your home. Tax deductions. You may be able to offset a significant portion of the cost of owning your home, especially if it was designed for how you want your home to live!

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Thoughtful Design Concepts

Cost of Ownership – Resale Value

by Michele Weaver | Sep 14, 2020 | HER Home

When looking at your new home investment, one of the considerations is future resale value. Buyer preferences change over time, and the farther out your time horizon, the less confident you can be in a design, amenity, or product’s future popularity.

Americans live in their homes an average of 13 years, according to a study cited in a January 2020 article from the National Association of Realtors. So, here are three plans: a hot new design and two similar size plans that were new and popular years ago:

More than 25 years ago, the Orchard (#2818) was a top-selling home plan. The bedroom suite bathroom’s twin boxed-out windows and whirlpool tub have fallen out of favor with most buyers. Twenty-four-inch wide bathroom doors, a 4-foot shower and 6-foot walk-in closet don’t excite most of today’s buyers. The peninsula kitchen is fairly closed off; open to the entry is a formal dining room; and you enter through the laundry room coming in from the garage—all issues which may depress the home’s resale.

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Though it’s had several birthdays, the Leftwich (#29300) plan is still quite popular today and illustrates some evolving buyer preferences. It is an open floor plan with an island kitchen that flows freely into the eating area and family room. Compared to the Orchard, the Leftwich’s bedrooms are slightly larger and the closets are significantly larger. Plus, there is a rear foyer entry from the garage with separate laundry room.

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The Teglia Farm (#42482) is a brand-new plan that is already getting a lot of attention. Embracing the shift to value engineering, this design’s foundation has minimal jogs to keep costs down. In its kitchen, the island has back-to-back base cabinets for added storage, and the expected walk-in pantry. Without the limitation of walls, the dining area can temporarily expand into the family room for big holiday meals. There is a 5-foot shower in the bedroom suite and its walk-in closet enjoys a convenient connection with the laundry room. Flexibility is illustrated by the buyer’s choice – walk-in closets for Bedrooms 2 and 3; and, something neither the Orchard nor Leftwich have – a powder bath.

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Market Shifts, Trends, and Fads. Shifts in buyer expectations are the most pronounced and universal – having significant impact on a home’s appeal and resale value. There has been a shift away from formal dining rooms as we have become generally more causal, preferring usable space in our homes. Value-engineering is expected. What was an established trend, fueled by the 2020 pandemic, accommodations for working from home have likely become a shift for buyers.

Trends are obvious departures from the past and tend to address an existing problem or issue but are not as widespread as shifts. Seventy-eight percent of American adults don’t bathe (they shower instead) and among those who do like to take a tub bath, most use the tub only occasionally. A decade ago, some Realtors were telling us that no tub in the owner’s bathroom would hurt resale. Today, most buyers shy away from a home without a larger shower in that bathroom and feel a tub is waste of space…they don’t want to have to dust the tub!

The 25-year old Orchard still has good curb appeal, but the combination of obsolescence and lack of current, in-demand amenities hurts its resale value. It likely also has dated finishes and products. The Leftwich design speaks more directly to today’s buyers, but still its kitchen pantry cabinet and “snout” garage don’t work for some buyers. The Teglia Farm embodies many of today’s buyers’ preferences. So, 13 years from now, which of those designs would you want to be reselling?

Beyond design, resale should be a factor when making other choices. You choose to add the builder’s “first impressions” option package, with the beautiful front entry door, tapered porch columns, and attractive garage door. Not only will you appreciate your home’s curb appeal every time you arrive home, so will prospective future buyers. In fact, a study by Therma-Tru found stylish entry doors could increase a home’s perceived value by an average of 4.2% or $18,750. What about some extra-cost options that aren’t so easily appreciated? You opt for the builder’s “energy investment option.” Behind the walls, that high-performance insulation is a hidden asset. But you can show your lower utility bills, effectively bolstering your home’s resale value. Know that when a home’s price is higher than expected, buyers will look for the reasons why it is worth more. Contrast that with a home that has a lower-than-expected price. People looking at that home focus on the negatives – what makes it cheaper.

Next time…Offsetting Home Ownership Costs

For more resources on thoughtful design and products:

View other articles on our blog
Browse our Her Home™ Magazine
Thoughtful Design Concepts

How Your Choices Affect the Cost of Your New Home

Revealing the Real You – Selections for Your Home

Brake Light Homes

Offsetting Home Ownership Costs

Cost of Ownership – Resale Value

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