Thanks, everyone, for your replies! I apologize- I've been super busy lately and haven't had the time to reply until now. I agree that changing the look from my original, utmost, desire- the farmhouse look- is a decision that needs to be weighed carefully. I definitely don't want to become unhappy with our exterior down the road. However, I have always liked the look of the Cedar Ridge by Don Gardner, and I think I could make that exterior look right with my first floor and still be happy. Do you think it would look ok as a farmhouse? A preliminary rendering of our design, for a comparison: Originally we wanted approx 2500sq ft house. Because of my requirements for the 1st floor, the house ballooned to 3600 sq ft, split nearly evenly. Now I'm worried, because of the increased sq footage, that we won't be able to afford the upgrades- nice kitchen, central vac, nice deck, etc. I also would like to make sure I can still take my kids on vacations and live a decent life. I don't want to invest all my money in a structure just because I'm drawn to certain look. I'm trying to find that balance between what I WANT and what I NEED. I definitely need to reserve room in the basement for all my equipment. We'll have a Waterfurnace and all the pipes for radiant heat, water softener, water heater, etc, etc. Can't forget to include that in my planning! Thanks for the reminder, @kymike1! I need to call my mortgage guy and just talk this over with him. @stillwaters- we want to do ICF from the basement, up to the roof. We'll spray foam the roof. We also want our first floor to be handicap friendly. We haven't received any actual quotes back yet, but with everything else that we've had quoted so far, we've been UNpleasantly suprised....so that's what we're expecting for the house quote! :) I know it will all be worth it some day- just can't wait for that day to get here!!!! I've started blogging about it, if you're interested in reading some of my thoughts. It's fairly new, and I don't post very often yet, but plan to do better as we get going on the build. Here is a link that might be useful: Kelly's ICF blog (just getting started on it!)

thanks everyone for your input....has given me an idea of what I might expect. Would have done this several years ago, but could not find a contractor in the area who was doing remodeling....the new construction was so much more profitable and probably less problematic. Now that construction has slowed, I'm hoping I'll at least get some callbacks! Ron6519-thanks for straightening me out about how the separate structure doesn't save $ and hendricus..sounds like a great job you did - great to have those skills! Thanks all.

Rectified is more expensive. "Unlike your typical factory-edged tile, rectified tile has been cut to size after the firing process. This process creates a precise, 90 degree angle edge and, as a result, can be laid with a tighter grout joint than unrectified tile (as small as 1/16ÂÂ). If youÂfre wanting a smooth, sophisticated and continuous look on your floor or walls, choose rectified tile." Is it better? Depends. Do you need it? Depends. You want for your floor? How long are you going to live in house? You have to live with it! You have to weigh what you really want and what is important to you and how much do you want to spend. PEI 4 or better is a start. I believe a good tile should be above $3 sf. I could name some tile companies, but I don't want to sound like an advertisement: I do not work for them/I only like their quality of tile: and they will cost more, but that is the tile I would want in my house! Marazzi USA, and most all Italian made tile! Happy Floors Tiles are mostly made in Italy. If you like, look them up on the web. I believe: yes: you get what you pay for. Although, I believe there is tile out there too expensive for what you get. Do your homework. My honest opinion: I would only put travertine or slate in my home. The owner of where I work has only travertine on the floors that has been down for over 10 years and looks great. Her house has all travertine and slate on the floors for 10+ years and she has tons of kids in and out of her house daily! Two great things about travertine and slate: you don't slip and the travertine material absorbs sound vs. tile. (Only my first choice for flooring)

If you're thinking of this as investment, that looks different. The answer to your "which is better" question is "probably neither." If you build new, I can almost guarantee that you'll lose money on the resale. If you buy existing and renovate, you'll be lucky to break even. And don't forget that every renovation you spend your cash on represents cash you can't invest somewhere else. I'm not an expert on this, but based on what I've seen friends succeed and fail at, there are two ways I know of (there are no doubt others I don't) to make a profit on your personal home. 1. Ideally in a cool market, buy an existing, well maintained home with desirable design in a desirable neighborhood where homes are appreciating. Live in it and maintain it well. Don't attempt any renovations whatsoever. When values are approaching your profit goal and the market is hot, but before the decor and design you bought would be considered "dated," clean it, paint it, buy a new range and a big refrigerator, and sell it. Repeat. 2. Buy a distressed property (foreclosure, estate sale, similar) with fundamentally desirable design in a desirable neighborhood where homes are appreciating. Repair what's broken. Live in the home and maintain it well. When home values in the area are approaching your goal, no sooner, decorate and update based on what's then popular and what's selling. No layout changes, no wall teardowns, no major renovations. Sell when the market is hot. Repeat. Either way, if profit is your main motive, or even a significant one -- from the second you start house hunting, your house is never your home. It's always your potential buyer's home. Don't buy a house because you like it, buy it because your buyer will. Don't change things because you want them that way, change them because your buyer will. If you're thinking in terms of what you need or want in a house (main level bedroom/bath, open floor plan, brick facing, and so on), you're already on the wrong track. I watched that happen to a friend some years ago. She had loads of fun renovating her house, but she got almost none of her costs back when she sold it. She would've been better off to have spent the renovation money on a couple of fun vacations.