We've built a few homes in the past and are getting ready to build our last (our "forever" home). Get a few bids, and it wouldn't hurt to price out a materials only cost for your plan. You may be shocked at how one person will come in at a bid where they should, and how inflated someone else comes in at because they assume they can get away with it. Do your homework. Many architects have no clue, and/or do not care about the cost to the person who is actually paying for the house. Because of this, we are drafting our own plan this time. You may be able to shrink your square footage and still get plenty of house. I've gone from designing a 2400 square foot house down to just under 1800 square feet. By making better use of the space and not wasting it on convoluted hallways and too many doorways, I actually have more usable space. The 2400 square feet was the architect's mess. Every 100 square feet saved shaves a ton of costs off your home, both with building costs, as well as future utility costs and taxes. We had also considered shrinking the main story footprint and building a home with a loft (we're doing a log home), but I've since decided I did not want to try and keep huge vaults cobweb free again, and people we have talked with have heating and cooling costs roughly double a single story home with the same square footage, even with decent insulation. (Think all that volume of airspace above your floor, and it's space not being used by you). I think gentle vaults are much cozier. We recently had a converstaion with a house designer, and he said don't let anyone fool you. Lofts and two stories highly complicate the build process. Think roof trusses, stairs, extra wall materials. It isn't cheap. Also, a single story exterior is much easier to maintain than dragging out huge ladders. Take some time and consider actually doing work within, and outside your home. Eliminate as much maintainance as possible. Sometimes we think we need large homes. Think of the extra housework. Have more fun, instead. We've been pricing materials, and yes, while the prices have risen some, my feeling is that your new pricing sounds out of line. They haven't gone up THAT much. One place actually quoted almost double what everyone else had, for the same materials. My husband and I are acting as owner/builder. We just built a wonderful barn for 1/3 of what contractors were quoting. We sought out local trades people to help with the tough stuff, and they did an excellent job. It was absolutely no stress. We hired a builder with our last house. I was looking for cyanide pills. (Kidding...). Again, do your homework. There's a lot of sharks out there.

All kinds of possibilities here. Termites can get into a house even over a concrete foundation; they build themselves little tunnels across/up the masonry that protects them. Usually these are in out of the way spots where you don't notice them. Once a year, a large nest will launch a swarm of elites, that can fly off, mate, and start a new colony. Sometimes these will leave the nest inside a house. They are harmless, but of course are a certain indicator there is a nest. You would not necessarily see carpenter ants, or smell the nest, even if a fairly large nest were present. White particles in the air do not ring a bell with me as an indicator of any kind of insect infestation. Do you have popcorn ceilings? Generally, what shape are the ceiling texture[s] in? Check the AC filters; if you're seeing particles in the air, they ought to be collecting on filters. Maybe there was a lot of dust/crap in the upstairs AC ducts. Pull off a couple of registers and have a look with a flashlight. May need to have them cleaned.

ttodd, thank you for posting that - it gives me hope for our world and justice system in particular. Not everything is a matter of right/wrong. My FIL was a Federal Court judge here in Canada for years and tried hard to change the system, but had a very difficult time. Countryfarm, I'm bettin there won't be one day goes by that you don't appreciate that wonderful home.

Oh, Kimberly, that's absolutely wonderful news!!! Now when all the financing prayers are answered also, that will be even better! Your name is still on a sticky-note on my monitor . . . I won't take it down till all is in place, including financing!! I'm guessing you're not close enough to Nashville for me to come to your party . . . darn! Arlene