Cost to build on owned lot in Arlington

[Anonymous]

Anonymous wrote:This our builder. Great experience. Ballpark prices for the semi-custom models are on the website.

https://focalpointhomes.com/semi-custom/

Aren’t these base prices? I’m guessing a typical house is going to be at least 20% more with upgrades.

[Anonymous]

I'm pretty sure the base prices as listed don't include things like countertops, appliances, etc.; so it may be significantly higher than 20% in addition to the prices listed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:This our builder. Great experience. Ballpark prices for the semi-custom models are on the website.

https://focalpointhomes.com/semi-custom/

This is the PP. Re the concerns about timing, it took Focal Point four and a half months from the time we moved out to when we could move back in. I could be wrong, but I think most/some of their semi-custom plans have been pre-approved by Fairfax County or at least are already in the format to be considered.

We had a very ideal lot (gentle slope) and plenty of room so we did not have to try to squeeze a huge house onto a tiny lot.

4.5 months for a tear down and new build is highly unlikely, especially in this area.

[Anonymous]

Anonymous wrote:This our builder. Great experience. Ballpark prices for the semi-custom models are on the website.

https://focalpointhomes.com/semi-custom/

These all look to big for many Arlington lots. The lots in my neighborhood aren't that wide.

[Anonymous]

Anonymous wrote:We just renovated a house in Arlington. We spent $480K. House was 2000 sq ft. Needed almost everything. New roof, new windows, new HVAC, mostly new floors, all new appliances, all new bathrooms & kitchen, driveway, significant yard work. Repainted outside. Repainted inside. Our contractor has better prices than most because he doesn't charge margin. Project took about 5 months.

We also just renovated a house in Arlington, nearly identical in scope to the above, but we only renovated about 1600 ft of our house. That included kitchen, 3 bathrooms, all new flooring, all new windows, all new interior and exterior doors, all new lighting and appliances, interior and exterior paint, new HVAC, minor roof work, and some odds and ends. We paid almost $400k, and it took 5.5 months.

Also this was the lowest bid we received—the others were all 20-30% higher than that.

[Anonymous]

Anonymous wrote:We just renovated a house in Arlington. We spent $480K. House was 2000 sq ft. Needed almost everything. New roof, new windows, new HVAC, mostly new floors, all new appliances, all new bathrooms & kitchen, driveway, significant yard work. Repainted outside. Repainted inside. Our contractor has better prices than most because he doesn't charge margin. Project took about 5 months.

Huh? Your contractor is working for free?

[Anonymous]

Anonymous wrote:I'm pretty sure the base prices as listed don't include things like countertops, appliances, etc.; so it may be significantly higher than 20% in addition to the prices listed.

Never heard of a builder not including countertops and appliances but I wouldn’t be surprised if it included builder grade finishes like laminate flooring.

[Anonymous]

Anonymous wrote:I have a relative on a fixed income who has inherited a family home on a valuable lot, and prefers to live there rather than sell for sentimental reasons.

The four bed rambler is in poor condition and won’t be comfortable for the next 35 years of life expectancy.

Two questions:

Ballpark budget for a gut renovation?

Vs

Cost to raze and rebuild?

Utilities, sewer etc are hooked up.

Relative has the option of selling current home with profit of low 300s to fund project and could stay with local family during raze or renovation.

Guesstimates welcome!

What makes it "poor condition" and what would it take to be sound vs HGTV ready?

[Anonymous]

builders are hurting for good business so negotiate hard. I had the experience and the builder was able to come down by 22%

[Anonymous]

Anonymous wrote:

Anonymous wrote:We just renovated a house in Arlington. We spent $480K. House was 2000 sq ft. Needed almost everything. New roof, new windows, new HVAC, mostly new floors, all new appliances, all new bathrooms & kitchen, driveway, significant yard work. Repainted outside. Repainted inside. Our contractor has better prices than most because he doesn't charge margin. Project took about 5 months.

Huh? Your contractor is working for free?

Of course not. We paid him a fee to PM the project. But it was a fixed fee. And then everything else cost what it cost, not cost + 33% of whatever most builders charge (which is what margin is). So if we spent $20K on kitchen cabinets we only paid $20K for the kitchen cabinets. Most builders mark everything up.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We just renovated a house in Arlington. We spent $480K. House was 2000 sq ft. Needed almost everything. New roof, new windows, new HVAC, mostly new floors, all new appliances, all new bathrooms & kitchen, driveway, significant yard work. Repainted outside. Repainted inside. Our contractor has better prices than most because he doesn't charge margin. Project took about 5 months.

Huh? Your contractor is working for free?

Of course not. We paid him a fee to PM the project. But it was a fixed fee. And then everything else cost what it cost, not cost + 33% of whatever most builders charge (which is what margin is). So if we spent $20K on kitchen cabinets we only paid $20K for the kitchen cabinets. Most builders mark everything up.

There's a difference between project managing and being a general contractor.

[Anonymous]

Anonymous wrote:

Anonymous wrote:We just renovated a house in Arlington. We spent $480K. House was 2000 sq ft. Needed almost everything. New roof, new windows, new HVAC, mostly new floors, all new appliances, all new bathrooms & kitchen, driveway, significant yard work. Repainted outside. Repainted inside. Our contractor has better prices than most because he doesn't charge margin. Project took about 5 months.

We also just renovated a house in Arlington, nearly identical in scope to the above, but we only renovated about 1600 ft of our house. That included kitchen, 3 bathrooms, all new flooring, all new windows, all new interior and exterior doors, all new lighting and appliances, interior and exterior paint, new HVAC, minor roof work, and some odds and ends. We paid almost $400k, and it took 5.5 months.

Also this was the lowest bid we received—the others were all 20-30% higher than that.

these are two of the most depressing posts I've read on DCUM recently.

[Anonymous]

Thanks everyone! FYI the goal is pleasant/livable but not HGTV level. Relative prefers to keep original footprint and salvageable elements. It’s an almost untouched 1950s time warp but full of memories so functional/non-ugly features would probably stay.

[Anonymous]

Would it be possible to make a deal with a developer where they agree to raze the existing home and build three townhomes on the lot, with title to one of the new townhomes given to your relative? The developer would then sell the other two townhomes to make their profit on the project.

[Anonymous]

I was planning to build an addition to my house in Fairfax recently and got a few quotes again in June' 24. To my surprise, most of them were 15% or higher cheaper than last year.