Well I'm feeling better after reading all these. We do need to sit down with a builder to get a preliminary... so much of the plan depends on the lot (the pad is flat and narrow, the lot itself is multiple acres sloping down and away... trying to find a plan that fits on the flat part is a challenge)... and we know this will change the bids substantially. But before I put a builder through the hoops I want to make sure this is doable and with a cushion. We are about an hour from San Fran. in northern California and I expect the numbers will be very very high. The construction loan experts tell us that is one of the few markets where you can actually save money by building vs. buying. We have multiple offers/bidding wars going on for nearly every house in our city. I remember those days from a decade ago and have no desire to go through that again. ;) Hoping to find a builder who will do quality construction and let me find great deals on the interior stuff to keep costs down below $230 sf. If anyone has done that in the bay area I would love to hear... also any building references (is that allowed?) . Thanks for all the help you guys!

I'm looking at using either Systems Estimating(accurate to +/- 15%) or Unit Price Estimating (accurate to +/-10%. how do i find out the published cost estimating guide for the area i live in? were do i go to find out the labor rate standards for the sub contractors in my area? thanks

Start talking to your neighbors down there. Keep a journal on prospective builders and subs. Now is not too soon to start. Ask who built their homes and what kind of problems they had or may still have. Ask about the subs, too. Ask how close the allowances were to reality. Ask how long the build took. Some builders can manage things well enough that their average build takes six to eight months. Others can't build anything in less than a year or more. Material prices fluctuate with supply and demand, which are affected by global economic conditions and changing regulations. There is no realistic way you can project those out two years. As an example, some materials, such as drywall, are currently much cheaper than they were a couple of years ago, while some items, such as concrete, are actually higher, despite the economy cratering. Labor rates and what the subcontractors charge vary as well. Right now, subs want work and generally bid very competitively. Most have had to lay off people, and of course, kept the best. Now is a very good good time to build. Two years from now will probably be quite different.

Dallas has always been known for homes that are cheaper to build. When I bought the home in 1995 the cost was $75 per square foot. Resells sell in my area today for the high $90 per square foot. The limited info that I have is that the cost per square foot for new and resell is much less here than other metro areas. I grew up in the north east and the quality and workmanship is much less here in Dallas. I myself just remodeled my entire house I could write a book on the issues I found and corrected, framing, sheetrock, insulation, plumbing, trim, flashing, etc. You get what you pay for. Thanks again