Also post over in the Building A New Home forum.

I think it's possible, but I'm not sure what impact Leeds will have on it. Do some research on greenbuildingtalk dot com to get detailed advice on that.

Are you able to DIY any of your build? I know my parents saved some money when they built in '91 because my dad (with help from a friend and family members), was able to do some of the work; hanging drywall, painting, building and staining the deck as examples.

Also factor what types of finishes you want - flooring, cabinetry for kitchens and baths, countertops, appliances - all vary widely in price. Do you plan on a separate shower and tub, or a standard combo? You can shop around to get an idea of what these individual items cost and budget accordingly.

If you talk to builders in the area they may be able to give you a very rough estimate based on the current cost of labor, but probably not accurate one without an actual plan to look at.

What is the advantage of actual LEED certification? I understand the benefits of energy efficiency, but why the LEED certification for a private home?

@freeoscar - legit question. LEED certification is a goal, but we won't sacrifice getting a house if we can't pull it off within reasonable parameters. If anything, we'd like to minimize our electricity bills and funnel the money saved back into the mortgage payment.

We have been looking into building. It depends so much on your location too. We were quoted $130 a sq ft for custom work which would be brick and stone, wood floors, custom cabinets, good windows, different roof pitches etc. I would think that $125 with a simple layout with a side gabled room would be very feasible.

You have a good shot at this in rural Kentucky, but it's going to be more expensive near the larger cities. You may not need an architect, you can look at various sites for a small modernist plan you can use.

You will need to look for finishes that are very inexpensive, and cut way back on frills, like fancy kitchen cabinets. Look at "alternative" materials and ways to get storage-- thrift shop dressers turned into bath cabinets, stained and polished concrete, used items, that sort of thing. You might even be able to find an old industrial building or barn that you can take apart and re-use.

If you can get your utilities, bath, and kitchen all clustered together, that should save money.

Taunton Press publishes a lot of books on smaller homes, and there is the tiny house movement for inspiration. Good luck.

That's an extremely tight budget. I don't see how it could work.

There are other costs too - septic and well (or city hookup), driveway, clearing and grading of land, etc

A good quality manufactured home would fit your budget. I am considering one for the future.

It's going to be all about location. I think it is definitely doable in a small or rural town.

I was glad to see mushcreek post first, because he built his entire home by himself in the rural South. He researched and scoured the Internet, Craigslist, local stores, etc. for amazing buys on almost everything, even the Hardiplank siding!

Whether this is feasible on your budget depends upon three things: the going cost of construction labor and materials in your area, how much DIY you can do, and your willingness to shop for bargains on CL, eBay, other internet sites, thrift shops, yard sales, flea markets, etc.

I applaud you for going green! Another thing you can look into is energy rebates from your power company for putting in Energy Star Appliances and heating/cooling systems. A low/no maintenance yard will keep the cost down as well.

Good luck! Keep us posted--a lot of folks on this forum have amazing ideas.

I'm meeting with a loan originator in about 30 minutes to discuss building-to-permanent loans. I'll post the game plan based on what info I receive!

LOVE our ductless heat/air units. We have had a really hot summer and last month with air on daily in one unit only and running the usual fridge and new freezer hot water heater stove and small appliances in kitchen daily was $60.00. We only need to run the one unit to keep the whole house cool. I winter we do have to run both for heat. Our house is about 1375 SQ FT.

So exciting to do a build. Very stressful too. Keep us posted.

Since your budget is tight, be certain your floor plan makes the best use of the space you have. A well-designed 1,000 sq. ft. house can have as much or more usable space as a larger house. I'm not saying necessarily to go smaller, but to be certain you are getting the most bang for your buck. Our extremely small house (under 800 sq. ft.) feels so much larger, in part because instead of long, narrow hallways, we have essentially a vestibule between great room, bedroom bathroom, and laundry/studio. Each room is full-sized -- there are just fewer of them. We did spring for 9 ft. ceilings, which was money very well spent.

Nlzerifin and others! I am wanting to downsize- about 800ft2- up to 1,000 if I must-"just to have a guest room..... May I ask any of you who have built small to share your basic plans?,I have done my own plans before and that house turned out well. This one will be a 'box', with a shed roof, midcentury-modern style. There will essentially be no walls except for the master bath, toilet closet and a 1/2 bath. The kitchen will back up to the laundry with 3/4"walls, and the bedroom 'closet- on wheelsv will be the divider. It is just myself and I want 'open' look. Thank you for considering sharing your plans- I am trying to consider everything. Thx