Financial Transparency
Build Budget
Real numbers. One of the few owner-build blogs sharing actual costs.
Before the Build
Land, Permits, Site Prep & Pre-Construction
$77,336 actual
| Description | Budgeted | Actual |
|---|---|---|
| Land acquisition (Nov 2022) | — | $35,000 |
| HOA dues (2023, 2024, 2025, 2026) | — | $1,350 |
| Survey | — | $1,200 |
| Septic permit | — | $1,150 |
| Property taxes (2023, 2024) | — | $400 |
| Septic system — trenching (Dustin, multiple phases 2024–2025) | — | $16,900 |
| Site prep — clearing, grading (June 2024) | — | $8,000 |
| Health dept. site visit | — | $100 |
| Hotspot & StarLink internet | — | $450 |
| Tools & supplies | — | $80 |
| Camo blocks (septic) | — | $120 |
| Tree removal (Nov 2024) | — | $1,000 |
| Outhouse build (materials) | — | $544 |
| Storage shed | — | $936 |
| UHaul trailer | — | $175 |
| Architect (3 payments) | — | $4,731 |
| Swain County building permit | — | $2,000 |
| Fontana HOA bond | — | $2,000 |
| Electrician — temporary power pole | — | $1,200 |
| Total invested before construction begins | — | $77,336 |
Phase 1
Basement + Floor System
$77,821 budgeted
| Description | Budgeted | Actual |
|---|---|---|
| Concrete contract (footer, CMU walls, slab, waterproofing, french drain, backfill) | $48,500 | |
| Plumber, under-slab rough-in | $4,800 | |
| Floor trusses | $11,746 | |
| Subfloor, 3/4" Advantech T&G, adhesive, nails | $2,800 | |
| Rim/ledger PT 2x12, deck beam hardware | $1,500 | |
| Erosion control, gravel, misc site | $800 | |
| Winter wrap (tarps/poly on subfloor) | $600 | |
| Subtotal | $70,746 | |
| Contingency 10% | $7,075 | |
| Phase 1 Total | $77,821 |
Phase 2
Upper Structure + Roof On
$32,756 budgeted
| Description | Budgeted | Actual |
|---|---|---|
| 2nd floor framing materials (SPF 2x6, plates, headers) | $3,400 | |
| Roof framing extras (ridge beam, blocking, fascia, ladders) | $1,000 | |
| Sheathing, 5/8" Zip roof + 1/2" Zip walls + tape | $3,100 | |
| Hardware, H2.5A clips, hangers, anchor bolts (NC prescriptive) | $600 | |
| Roof trusses | $10,678 | |
| Metal roof, copper-tone standing seam materials | $9,500 | |
| Drip edge, gutters, downspouts | $1,500 | |
| Subtotal | $29,778 | |
| Contingency 10% | $2,978 | |
| Phase 2 Total | $32,756 |
Phase 3
Envelope Close-Up + Rough-Ins + Insulation
$73,634 budgeted
| Description | Budgeted | Actual |
|---|---|---|
| Windows (14 per schedule, 115 mph vinyl) | $9,000 | |
| Exterior doors (4 sliders + 3 French + 2 hinged + 2 garage, 11 openings) | $21,640 | |
| Siding (LP SmartSide B&B, dark green, ~2,000 sf) | $5,000 | |
| Rainscreen furring (1x3 PT), flashing, fasteners | $1,500 | |
| Cedar window/door trim | $3,500 | |
| Cedar T&G porch ceiling (~847 sf) | $2,200 | |
| Electrical materials, DIY install | $3,500 | |
| Plumbing materials, DIY install | $2,800 | |
| HVAC, heat pump, ductwork, licensed sub for refrigerant | $10,000 | |
| Heat pump water heater (80 gal) | $2,000 | |
| Insulation, hybrid (spray foam roof + fiberglass batt walls) | $5,800 | |
| Subtotal | $66,940 | |
| Contingency 10% | $6,694 | |
| Phase 3 Total | $73,634 |
Phase 4
Interior Finishes + Certificate of Occupancy
$66,220 budgeted
| Description | Budgeted | Actual |
|---|---|---|
| Drywall, DIY materials (less T&G ceiling area, includes garage 5/8" Type X) | $2,400 | |
| T&G ceilings, pine, ~1,400 sf | $4,200 | |
| Interior paint | $3,500 | |
| Flooring, engineered wood (living areas) + tile (baths) | $9,500 | |
| Interior doors (11) | $2,500 | |
| Interior trim, base, casing, crown | $2,500 | |
| Stairway finishing (treads, risers, handrail, balusters, newels) | $1,800 | |
| Cabinets, kitchen + 3 bath vanities | $10,000 | |
| Countertops, quartz or butcher block | $5,000 | |
| Plumbing fixtures (3 toilets, 4 sinks, 2 tub/showers, faucets) | $3,300 | |
| Plumbing trim labor (sub returns to install fixtures) | $2,500 | |
| Electrical trim, fixtures, devices, panel finish | $3,500 | |
| Appliances (range, fridge, dishwasher, microwave, washer/dryer) | $7,500 | |
| HVAC trim, registers, final connections, commissioning | $1,500 | |
| Final inspection, CO prep, address signage | $500 | |
| Subtotal | $60,200 | |
| Contingency 10% | $6,020 | |
| Phase 4 Total | $66,220 |
Summary
Project Totals
$327,767
| Phase | Budgeted | Actual |
|---|---|---|
| Before the build (land, permits, site prep, septic, architect) | — | $77,336 |
| Phase 1, Basement + floor system | $77,821 | |
| Phase 2, Upper structure + roof on | $32,756 | |
| Phase 3, Envelope + rough-ins + insulation | $73,634 | |
| Phase 4, Interior finishes + CO | $66,220 | |
| Total project | $250,431 | $77,336 so far |