The last house (there were four previous homes) we had built was in 2004. Cost $85/sqft. House has basement, 6000 sqft with detached 3 car garage with hoist plus 800 sqft workshop space. GC built to drywall finish. Sweat equity to install flooring, paint, trim, install kitchen cabinets, install light fixtures, stairs bathroom tiling, fireplace stonework, exterior landscaping.....all the really high-end expensive stuff. Lot cost calculated extra......5.3 acres Lakefront (267 ft lake frontage) $65K. Extra apent on boathouse (with upstairs guest apartment), dock, lakefront deck and one-room cabin with screened porch, fridge, bar, shower and toilet facility (compost disposal). Current appraisal of total property $1.3M We have just purchased 9 acres Oceonfront Cove with 420 ft Oceon frontage ($88K) and will start a new build in mid-2009 for our 3000 sqft retirement home. Canada

Search these threads because there have been several similar questions that have been answered already. Short answer - builders almost always charge rip-off prices for upgrades; if it's something that can be done later by someone else (as opposed to something like a higher ceiling in the basement that can't be changed later), have a 3rd party do it.Do have the builder prepare it if possible by adding an extra electrical circuit and run a wire up to a closed elecrical box in the attic where you want the lights installed. As for type, for new construction use LED. The overwhelming favourite here deservedly is the Ecosmart ECO-575L sold at Home Depot stores for $35 each, or $30 online if you buy 2 or more at a time. These are really a rebranded version of the very well-reputed Cree CR6 downlights; Ecosmart is a HD house brand, not a manufacturer. They fit into nearly any 6" can, and have built-in white trim rings that would normal cost $10 per recessed light, so the effective price of the LED bulbs is only $20. This for a flood lamp bulb that lasts for 15 years and draws only 9 watts, yet is bright and gives off high-quality light nearly indistinguishable from incandescent bulbs. And can be dimmed to 5% with most standard dimmers. There are 5000k daylight balanced versions available too that give off a cool, bluish light similar to sunlight, but most prefer the familiar warmer, more yellowish 2700K light from the warm white version, and a small 4" version too. But the warm-white 6" is the modern staple of recessed lighting. There are some restrictions to how many lights can be dimmed with one switch that varies by the dimmer switch you use: not an issue if you use a non-dimming switch. There's also a brighter 800 lumen 6" LED available from Cree (home depot doesn't sell those) but they're about $20 more than the common 625 lumen model, as well as alternative color temperatures. Insist on the "TrueWhite" versions, not the "full definition" bulbs that Cree recently started selling; the latter dulls colors noticeably and is suitable only for hallways and such.

In the end, there are largely two types of people who comment on these threads. Those who are building houses and those who have built houses. While I admit certain people who have built houses in the past are a bit jaded, I think you need to realize that experience does count for something. I advise those who are starting the process to not so quickly discount the advice of those who have been through the process. I have built two houses in the past and was solidly into building the third when I decided not to do it. I had firm pricing to get it done and was pretty confident that I had an initial cost laid out, and my house came back more significantly higher than the OP's. Construction labor in my area is only 8% higher than Texas, but my house came back at almost 30% higher, and this price didn't include flooring, bathroom fixtures or cabinets. I do realize that it is possible for this to happen but become concerned that the OP is focusing on the wrong items. I feel my concern was validated when he posted the specs of his custom build. A 14 SEER AC in Texas is a bit silly. In fact, it doesn't even meet the currently enacted future minimums. The marginal cost of 16 or 17 SEER is reasonable in North Texas, which has something like 3,000 cooling degree days. My experience tells me that this isn't the only questionable thing going on here. Someone who is willing to cut that corner is probably going to cut others. The question isn't whether or not you can build a house in North Texas for $120 per square - the question is should you build a house in North Texas for $120 per square. In the end, labor and overhead are only so much of the build. Please don't feel the need to answer that question for me. I don't need, or even care, to know. However, you might consider listening to some of the people who have completed their build, because it is tends to be a bit of a humbling experience.

Met with the electrician yesterday. DH and I had decided to go with 5" recessed light cans. Electrician says his standard approach is do to 6" retrofit recessed as they are more "practical" for him and a better price point. Problems with the retrofit cans he uses is that when the light does go out, it would require new can install. I realize with LEDs this could be years away, but it would require us hiring the job. With replaceable bulbs, we would get the possibility of more lumens and flexibility. I can't tell the difference in cost. Any experience or advice about this choice?