We are just starting this process (in Southern CA), and just started looking at contractors. I'm sure I will start learning what all those technical terms mean soon, right now I am clueless. Looks like a really nice layout! Can I ask what the budget is on this? Thanks, Steph

I'm with Mark Bischak and Jan. Do the minimum to get the closing and then have a contractor make the changes you want later. I recommend not doing oak end caps for $9500. Why do end caps when you can get an entire oak tread for around $50/each? https://www.hardwood-lumber.com/red-oak-stair-tread/ Geeze, how many stairs do you have? Seems the builder is giving you a "go away, let me just finish this deal" price. Maybe the $9500 includes the carpet but still, seems high to me but I don't know for sure without more details and the market you're in. But my point is, it all seems pricey. What is your tolerance for doing work after the house is complete. Your mental health is worth something as you consider the options.

This forum leans heavily on 'hire an architect.' And I agree with caveats. I think architects are great BUT you need to be prepared with knowledge as to what you can afford. I see all the time on here that they get the architect design back and when they go to a builder, they learn it's $100k over budget or whatever and have to shrink or scrap [after paying thousands for the plan]. Right now, I have a friend who is going through the sticker shock now that her design is going out for bid and she's not sure what to do. She sent me the plans and I can see why it's priced the way it is but she was blindsided. Also, it's really hard to find a good architect that can get you in. I tried 3 that friends had recommended and they were all 2-3 months out. Hindsight, probably would have been worth waiting...but hindsight is always 20/20 and we wanted to start asap. We went with a designer who was a builder before so he understood pricing...BUT he wasn't an architect and was really slow so we struggled on that end....and original floorplan was still over budget but we were able to modify. So, all that to say I would go with an architect BUT I would also meet with some builders you like and see some plans that they have done and finishes etc. and find out pricing so you can go to the architect with more knowledge. Best of luck.

@chispa, I still got to choose my floor plan, choose an exterior design, and choose all my finishes with this build. The only thing that was going to need actual renovation was the master bath for the tub, which they agreed to leave out :) I also think it's unfair to say I would never make my money back on the home with these upgrades. Most people don't want carpet in homes and they prefer a freestanding tub - I'm not doing anything drastic. And when it comes to the neighborhood, most homes are way better than mine - we have some that are more than double the cost of what I am paying. I'm not too worried on ROI.