Sounds like a local architect would be very helpful. Chances are they have done it before.

Yep! Most architects who do residences have done more than one. Experience is always a good thing.

I'll be more clear and say we are probably 4 or 5 years from starting so I don't want to engage an architect at this point. I am simply looking for experienced advice.

MojoMom, if you see this I'd love to hear from you. Thanks,

Ski town builds are different than big city suburbs. Get local advice including local builders.

Actually. I’d say 4-5years out is a great time to build your team of architect, builder, designer, etc. get started now. Plan everything now. The builder you really want? They might be a couple years out already. Same with the architect.

engage them now and really nail down all the details.

good luck!!

We have a cabin in CO at 11,500’, the most important thing to consider is heavy snow and how much you want to shovel. Be sure to get someone very experienced with heavy snow conditions, i.e. so the snow isn’t sliding off your roof in front of your door, or your deck is so big it could collapse if you don’t keep it shoveled, etc.

Thank you Kate, that is exactly the kind of practical info we are looking for.

In response to everyone, thank you. We are 4-5 years out because of finances. We won't know what lot we'll buy but at least 20K square feet that'll be in or around a ski area. We're planning to have a heated drive and possbily garage floor as well. We also are planning on all outdoor living areas being covered unless they are ground level.

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I’m finding the replies you are getting interesting. I read it as a tell me your personal experiences with a custom build and what you would or wouldn’t do again. But most people heard something that would result in an architect being needed. Can you clarify what type of help you need? If it’s the first one there are actually quite a few threads on what people loved/hated in their new builds and tips etc.

AS, yes, exactly!! We are looking for personal experiences from those who have been through a build. We have built a bespoke home and understand the process (in Texas) but we are looking for practical advice from those that have been through a build. I'd love to hear things like: Use geothermal or don't, don't put a hot tub here or there, heat the floor in this room but not that, use this method of insulation, don't waste money on this or that.

We know we can be fed this information from a GC, architect or designer but we want to understand the why since we have time to research. If anyone knows a forum or different string with Houzz please share.

You are absolutely in the right spot it just went off the rails a bit at start! Your architect and builder will give you site specific help for sure. But other people who have built can help in other ways.

For us my big take away overall was that despite having a project manager and a site supervisor stuff got missed. It was a huge reminder that the buck really stops with us alone.

I wish we had paid more attention to drainage and drainage options.

Also my biggest regret was not updating our windows to a better distributor and thinking our guider has our interests at heart when really they had themselves at heart.

Hi Vanessa! We built in a Colorado ski town in 2017 and just completed finishing our walkout. Construction is going strong out here. Just to give you our timeline, we purchased the lot in the spring of 2014 and began working with an architect that fall. We broke ground in late June if 2016 and moved in right before Thanksgiving 2017. In our area our architect recommended against geothermal. In floor radiant heating is most often used in newer construction and heats the floor in all rooms on different zones. We have, I think, 8 zones. Heated garage is very nice. Heated driveway is optional, but really only see it in problem areas or *very* high end homes. Ironically our heating costs here for approximately the same square footage is less than it was in Arkansas. A snowblower or hiring a plowing service (we’ve done both) is more economical.

I don’t know about all places, but be prepared for high permit and tap fees. Our permit and tap fees combined were over 100k.

You would probably be wise to start lot shopping sooner rather than later. If you want to be in town or near the ski area, inventory is very limited and prices are rising.

Thank you AS, I know what you mean about supervision. Our bespoke home was a tremendous amount of work but we lived within walking distance and my wife and I were at the site no less than two times per day. The only time something went off the rails was when we took a three day vacation (the only time we left town during construction), so we never left again.

I've read a good deal about drainage and runoff and will make sure that is an absolute priority. Having lived through the largest amount of rainfall ever recorded in U.S. history, hurricane Harvey, we absolutely understand the importance.

The regrets you have about windows; Is this related to aesthetics, function or performance?

Again, thank you for you kind advice.

Mojomom, so glad to hear from you. All good advice and we're glad to know up front that permitting and connection fees are going to be a real line item on the spreadsheet.

What city are you from in AR? We have very deep roots there.

I've read many of your posts and know you built in/around Steamboat, which is an amazing place and we were actually there one week ago. So, your perspective is greatly appreciated.

Is it unrealistic to build a well appointed home (excluding land of course) for $200-250 per foot?

We actually would probably do what you did and leave some areas unfinished so we can grow into the house.

Thank you so much for your time and input.

I guess my advice was based on where I am in the build. We have a foundation. But, my big piece of advice would be getting the architect and builder together earlier in the project. We did this about 12mo out from the planned build, but having done it, I would have liked them together sooner.

So, Thus far, that's my biggest piece of advice. That and not rushing it. 4-5yrs is a great planning time. Having someone builder/architect or both to help you evaluate possible building lots objectively will be very helpful. You may see a beautiful spot and they see a driveway that will break the budget or a slope that will result in higher foundation or excavating costs.

Oh and be realistic and forthcoming with your budget from the beginning.

Good luck!

Thanks doc5md, that's a great point about knowing what we may be getting into when buying a lot that although my have a great view and location but be a financial hole for site prep, forming, foundations, drives and flatwork.

Great advice, thank you.

Can a well be drilled for our water or do we use city? Is it feasible to drill a well?

In CO, I suspect a well is a big deal. Not from any personal knowledge, its just that water rights are huge in the West. I believe collecting your rain water for personal use is illegal.

I was surprised, in my relatively rainy area, we are quite restricted in our well drilling. I mean we can do it, you just don't have ability to just take out of the ground in an unlimited fashion like most parts of the US. I would be surprised if CO was less strict.

As far as costs go (for building), good luck with that crystal ball. I would be quite weary to be planning that far out. I am even very hesitant to try to plan 1 year out. Will we get big inflation? Will interest rates rise (may not matter to you)? What will RE prices do? What happens when the evictions and foreclosures start?

I generally think construction costs will be ok in that time frame but who the heck knows?

Thank you David, you've made excellent points about water rights and restrictions that I hadn't thought about and that's exactly why I'm posting.

Land and construction costs have all the factors you mentioned but I'm honestly not too worried about that since my career is managing money. If an opportunity presents itself, like an economic downturn, we may move faster to take advantage. We did this when we built our current home just after the 2009 financial crisis.

I just want to make sure I can construct a nice home for $250 per foot (land excluded) in current dollars. I think this is totally realistic having just looked at new homes for sale in Breck and Steamboat and then extracting land cost and likely developer/builder profit. But, I sure would like to hear from others what they have been through!

Vanessa, I hope you are still around. I delayed in responding because I didn’t want to discourage you, but I am going to be really honest. I don’t think $250 per square foot is doable at least for the type of home I think you want. I went through the same calculations as you. Really almost exactly the same. I have a similar background and researched the land costs from the sale records and considered the developer builder profit and thought we could do it for less than the asking prices for ‘spec’* homes in our neighborhood, but as it turned out we were wrong. It turned out to be about the same, minus only the land costs. Now, it may have been that we added more infrastructure costs (extra insulation, warm board instead of staple up for radiant heating, etc.) although on finishes we probably were a bit under, but we ended up around $300 per finished square foot and most of that was at 2016/2017 prices.

* I think Vanessa is probably familiar with what I mean by spec, but for others who are thinking subdivision developer spec, spec homes in higher end mountain communities are different from what is commonly thought of as ‘spec’. These homes are not mass production homes by volume developers but instead are one off, architect designed homes custom to the the site, views, and target buyer pool and are built in the same area by different builders who also build both true custom homes in the same neighborhood.

Vanessa,

Half of my work is mountain homes in Summit County. Construction is extremely busy at the moment and prices are escalating. $250/s.f. is optimistic in this market.. Mojomoms's $300/s.f. is more likely.

I like the idea of getting a builder and architect to help you evaluate lots as the lot can have a huge impact on the cost to build.

In the mountains, orientation is key. Try to place the garage where the driveway apron and entrance to the home where they will see as much sun as possible. Summer sun can be fierce, so include passive solar concepts that allow the sun into the home in the winter and shade the home in the summer. Avoid due west orientations with afternoon heat gain. Covered outdoor space is great in the mountains, especially over the hot tub.

When selecting a lot, pay attention to where the winter sun rises and sets. The winter sun can rise after 10:00 or set before 2:00 if there's a large mountain nearby. It takes a toll on your mood if you live there full time.

The biggest technical problem I face is snow, ice and water management. Ice damming is a huge problem. I advocate maximum simplicity in roof form. Complex roofs have shady spots where melting snow above comes to freeze solid. Ice can do a lot of damage to a home.

Don't do metal roofs. It's tempting to think we should shed the snow from the roof. Snow shedding off the roof turns as hard as concrete and can seriously injure, even kill people.

Construction in the mountains is much slower due to weather and the availability of sub-contractors (and their propensity to take off for powder days, or hunting season).

Good luck with your project and feel free to reach out.

Thanks Mojomom for the reply.

In today's dollars if it's $300 then that's what it'll have to be to get what we want. We also may wait until a recession if the timing is right. We were very fortunate here in Houston to have a life long friend build our home and be able to cut quite a few costs by ordering our own lighting and plumbing fixtures, appliances, flooring etc. We built the house with cash and also negotiated directly the the subs to pay them cash for discounts. I don't know anyone in CO to speak of so these little hustles may not be available.

I get what you mean by ending up with a spec home price due to GC fee, but we're hoping to to better through careful management and selections.

Being from Houston, the AC in HVAC is important to us but we've only stayed in a few homes that have that in the mountains. We certainly understand it isn't necessary but are there concepts of ventilation and air movement that keep a home comfortable? When I ask this I mean more that just doors open and box fan.

Really appreciate all your help.

Thank you Summit Studio Architects

Everything you alluded to in your post is super helpful as those are the foundational parts of what will actually make the house "work" long-term.

We probably will only spend a month in the home in hard winter but will use more March to November. We will not rent but will allow family and close friends to have access. That said we would want relatively low maintenance and whatever features help the home sustain itself. We likely will also need a trusted local who can check in on the home.

Again, thank you for all the input it is very much appreciated.