Can you save money by designing and building your own home? How cheap?

last year

last modified: last year

I don't have good credit but that doesn't mean I'm bad with money. Since I can't get a loan I am devising how to just buy the land and build the house myself. I just had a good chuckle when I looked at the price of a "tiny home" kit and it was $150,00 if you build the thing yourself.

I'm confident this can be accomplished for much cheaper. If I design my own building and buy the supplies can I not get this done at a much cheaper price? One disadvantage there is I would have to cut some of the wood myself but in any case I would be able to calculate the exact cost of materials and size the house according to my desires and means.

I'd need a well and a septic system and electric hookup and all that good stuff. But if I can do any of that work myself I would like to as for sure none of that will be cheap.

I do have a little construction experience and I can learn enough about architecture and sketchup to design a building. Plus I can have the plans reviewed by a professional to make sure I didn't overlook something so there might be a cost there if I can't just find a friend to check it over for me.

I'd like to do this for ....$40,000 cash (including like $15,000 for land). I'm not sure what the true cost of materials is so who knows. Also, of course there would be expenses for buying tools and other miscellaneous stuff.

So FYI, the default low effort reply here is to say it can't be done and I just don't understand why it must be so expensive. That's loser talk. I'm talking about how do I do it. $40,000 is not a hard limit but that's what I'm aiming for.

I can do all the work, operate all the equipment, etc. myself except where I am legally or technically unable to. Thanks for entertaining this Veteran's pipe dream of ever owning his own home.

Featured Answer

PRO

Charles Ross Homes

last year

Hi, Zeek,

I like your can-do attitude. If you're flexible and don't mind if your house is, too, I suggest you consider a traditional Mongolian Yurt. Here's a link to a kit that's appropriate to your budget:

https://www.etsy.com/listing/1113129314/luxury-mongolian-yurt-ym487xl-16ft-by?click_key=66bfcecfea7daa6c65797f10691774f773f87f86%3A1113129314&click_sum=9a81450e&rec_type=ss&ref=pla_similar_listing_top-1&frs=1

Sort by:Oldest

Comments (55)

Zeek Willington
Original Author
last year
I'm open to where I live actually so wherever I can find a good deal on land is where I will do. No, I haven't priced lumber or any of that. I don't even know how I would do that and know if I'm getting a fair deal unless I design the building myself. Perhaps I should take a class on basic home architecture and building? Not trying to become an expert but just the basics to learn about what materials will be needed so I can do the calculation. Otherwise I really have no idea what the true cost is.
Mrs Pete
last year
last modified: last year
Sure, some people can do it -- I'm not one of them. Potential concerns:

- $40,000 isn't much, especially today with our supply chain problems.

- You say you have experience in construction -- do you have friends with whom you might barter for work?

- Don't forget the need for permits and inspections.

- Doing it yourself will take time-time-time. In the meantime you'll have to pay to live somewhere else. Include this cost in your figures.

- Sourcing your materials will take more time than you expect.

- This will cost more than buying an existing property. It's also easier to figure the final cost of an existing property.

- The absolute cheapest-of-the-cheap living option would be buying a used RV.

- Why don't you consider volunteering with Habitat for Humanity to build a couple houses -- they are super-efficient, and you'd pick up some skills. (That comes to mind because my sister works for them.)

This guy lives in a $50K boxable casita. He already owned the land.

That was interesting -- it can't be durable /long-lasting in any way. The tiny house layout looks like a comfortable motel room ... but I notice it has no closet.
Related Discussions
Does growing your own vegetables save money?
Q
Comments (64)
I know I'm not saving money in the short term. I've only had my community plot for three seasons, after a long break from gardening. My start up costs were "re-start" up costs. And still, I'm building soil, learning what plants work well in this microclimate, finding my way… I'm not taking the least expensive route. I have to say that the other benefits mentioned ARE a cost factor. We pay dearly here in CA for organic produce with the water shortage, and it's only going to get more expensive. But I know I am not gardening efficiently enough to maximize the space for production and savings. If I concentrated more on actively succession planting and intercropping, I would. I think over the long term, I will save money eventually. In the mean time I am content to save on therapy and anti-depressants.
...See More
What have you done this week to save money in your household?
Q
Comments (35)
Carol - Here's the short and long version of the recipe. I have it taped to my bread machine on a 3x5 card. It's our everyday bread, and I also use it for dinner rolls, cinnamon rolls, burger buns and hot dog buns. I've also included the long version of the recipe which includes instructions for making it in the bread machine, as well as by hand. I lovingly call the recipe "Mildred Bread". It was based on a recipe my friend, Mildred, got from Pleasant Hill Grain and some input from me. Sponge: 3/4 c. warm buttermilk (I use kefir) 3/4 c. warm water 2-1/2 c. milled whole wheat flour 1/4 t. ascorbic acid 2 t. instant yeast Mix on quick dough cycle for a few minutes. Stop machine and rest the sponge at least 2-1/2-hours. Stir in these ingredients: 1/3-1/2 c. chia seed goop (optional) 2 T. coconut oil (butter or vegetable oil can also be used) 2 T. agave nectar (or honey) 1 egg Add to the top: 2-1/4 c. whole wheat flour 2 t. salt (on top) Process on the quick dough cycle. Remove as soon as the kneading has stopped. Note: I sometimes add 1/3-1/2 c. multi-grain cereal at the add-in beep, and also add 2 T. flaxmeal. ----------------------------------------------------- The long version: 100% Whole Wheat Bread Bread Machine (changes for by hand in italic) Sponge: 3/4 c. lukewarm buttermilk (I use homemade kefir.) 3/4 c. lukewarm water 2-1/2 c. freshly-milled whole wheat flour (Prairie Gold from Wheat Montana is my favorite wheat) 1/4 t. ascorbic acid* 2 t. SAF-Instant Yeast Mix these ingredients in the bread machine pan and set the machine to QUICK DOUGH. As soon as the mixture is well mixed, unplug the machine and allow to sit (with the lid closed) at least 2-1/2 hours or up to 12 hours, or something in between. If you use a red variety of wheat, it will be less acidic-tasting if you use a 12-hour sponge. After the sponge has set, mix these ingredients into the sponge: 2 T. melted coconut oil (or butter or veg. oil) 2 T. agave nectar (or honey) 1 egg (I also add 1/3-1/2 c. chia seed gel. **) Add to the top of the sponge mixture in the pan: 2-1/4 c. freshly-milled whole wheat flour 2 t. salt (on top the flour) Set the bread machine on regular DOUGH cycle and process. Check the dough to make sure it's formed into a nice soft ball and adjust the hydration as needed. My changes: I process the dough in the bread machine until the dough is mixed and kneaded. I don't let it rise in the machine. I place the dough in a dough rising bucket, place the lid on the top and allow the dough to ALMOST rise to double. Whole wheat dough does NOT have the extensibility that white bread dough does, so try not to let it go more than double. Using a dough rising bucket helps you to accurately judge when dough has doubled. Place the dough into a dough rising bucket. It should come up to the 1-quart line. It's doubled when it reaches the 2-quart line. You can get plastic food storage containers (with a tight-fitting lid and graduated measures on the side) at restaurant supply stores (or through King Arthur Flour - aka dough doubler). For this recipe a 2-quart container works perfectly.) After the bread machine finishes the dough cycle (or has doubled in the dough rising bucket), dump the dough onto a Silpat and with oiled/greased hands deflate the dough by pushing it in the middle with your fist then drawing all edges of the outside dough into the middle (turning the dough inside-out so to speak). Divide the dough into portions (I scale the dough for accuracy.) Round each portion (make it into a smooth ball) so that all the gluten strands are going into the same direction. Cover and allow to rest 10-15 minutes so the gluten relaxes. Form dough, pan, cover with plastic wrap for the final proofing - etc.... I make this bread into 3 small loaves (7-1/2x3-1/2-inch pans - 350°F for 20-25 minutes), OR one 1# Pullman Loaf and use the other 1# of dough for 6 pecan rolls OR an 8-inch pan of dinner rolls - sometimes I use a portion of the recipe for hamburger or hot dog buns. A very versatile dough. ------------------------------------------------------ * ascorbic acid powder is available at most health food stores. It's a very important ingredient ANY time you make bread that includes wheat germ (which is in whole wheat flour). There is a substance in wheat germ called Glutathione. This substance breaks down the gluten and can result in a short loaf. The bran in whole wheat bread can also cut the gluten strands which results in a short squatty loaf. The sponge helps to soften the bran. The addition of 1/8 t. ascorbic acid per loaf of bread will counteract the negative effects of Glutathione. It will help prevent the gluten bonds from breaking down and will also help repair gluten bonds that have been broken. The ascorbic acid also helps sustain the leavening of bread loaves during baking. Yeast grows longer and faster when there is also ascorbic acid. Do not add it to sourdough recipes because they are naturally an acidic atmosphere. ** Chia seed gel is a mixture of chia seeds and water (1 part chia seeds to 9 parts water). This mixture thickens as the seeds absorb the water and adds hydration to the crumb of the loaf. It looks like poppy seeds in the bread after it's baked. Excellent nutritional boost and additional fiber. By hand, place sponge ingredients in a glass or plastic bowl and mix the sponge ingredients together with a Danish dough whisk or a wooden spoon and beat the ingredients about 100 strokes. Cover, and allow to sit at room temperature at least 2-1/2 hours. After the sponge is done: add the flour gradually to the sponge mixture using a Danish dough whisk (or wooden spoon) and carefully beat in each addition of flour before adding more. You may end up beating the dough 500-800 strokes, but do as much mixing as you have the strength to do. If you need to stop and rest, that's fine. The rest will allow the dough to hydrate. Towards the end of mixing, add the salt (DON'T FORGET!!!). The gluten will tighten up and make mixing harder after adding salt. The better job you do of mixing the dough and developing the gluten while it's in the bowl, the less time you'll need to knead it. When you knead the dough, avoid adding a lot of bench flour. If you have a problem adding too much flour during kneading, grease/oil your hands during kneading instead - especially during the last 2-3 minutes of kneading. -Grainlady
...See More
Strategizing on how/where to save money on our farmhouse design/build
Q
Comments (28)
OK, hopefully we've put to bed the "don't hire an architect, designers are just as good and cheaper" mentality. Now we can get to the subject of economies and cost savings. Every time one of these threads appears (which is often), the poster asks about savings--but it's almost always addressed to the issue of fixtures, finishes and equipment. Where can I buy the cheapest: countertop, range, flooring, "scratch and dent" stuff...Consumers miss the point (or perhaps they simply don't know or recognize) that the truly expensive stuff lies elsewhere. What one may save on fixtures, finishes and equipment is peanuts compared to the cost of the rest of the custom home design and construction! For example, the type and configuration of the land and how the design of the house accommodates the land, and its characteristics, is the very first place to start looking and analyzing for economies and savings. There are sites easy to develop and build on, and there are site which are just the opposite. The second place to look is at the design concept and how the design can be developed into a final design which addresses the site, the needs and wants of the owner and the budget, while still making good, appealing and envigorating architecture. For example, a simple, well-organized house is always less expensive than a rambling, undisciplined and inexperienced design. Where are the major costs in any custom home: site development and improvements, foundation, exterior building shell, structural elements, and the building systems: HVAC, electrical/signal, plumbing service and waste. All the stuff that HGTV never, ever films or has their stars discuss. What do they discuss? Building custom tables for the dining space and putting lots of pots and pillows everywhere. The design concept and the developed design and construction documents are where all of these things are explored and resolved. This is one of many reasons why experienced architects offer much more professional service than designers who sit at a CAD keyboard. The third place to look for savings is the extent and quality of the design and construction documents--the drawings, specifications and bid documents. Skimp on these to save a few bucks, and in many--most--cases the consumer will wind up paying much, much more through misused and inappropriate allowances; through construction oopsies (a technical architectural term) where the builder or his subs use their own ideas and experience to fill in blanks in the drawings; and on and on. And then there's the situation where skimpy documents leave the consumer to spend many, many hours trying to make decisions about stuff which is necessary by not specified--door and drawer pulls, paint and stain colors, yada, yada. When it comes to design and construction documents and services, you get what you pay for. There is thread after thread on this forum of consumers with bidding and construction woes; consumers venting about all of the decisions and selections needed once construction starts. So...the point here is to shop for saving on flooring all you want. But if you really want to economize, pay attention to the truly expensive stuff, and the professionals who can best guide your through these sorts of decisions. Good luck on your project! :-)
...See More
Did you save money buying your own plumbing fixtures?
Q
Comments (54)
Lauren, there could be a million scenarios to your situation and most will not do you any good. It all comes down to the person you dealing with and the practices how they run their business. You buying a home from a builder, you have a contract which probably includes listed items that come with the house. Any deviation from these items the builder can charge you anything he wants...and nobody can do anything about it... It's pretty much comes down to "take it or leave it". Most custom home builders that I know don't do that, it is all about the person you're dealing with and their reputation and in your case if they try to jack-up the price that much, this is not a very good practice. I will give you one example of a similar situation. A few months ago I was doing 3 basement designs and layouts for homeowners who purchased new homes in the same development of 13 homes...most homes still under construction, they the 1st-3 to move in. All 3 homeowners were telling me the same thing that its impossible to get anything from their builder. Anything they want to upgrade is quadrupled in price, i.e you want oak stairs $6k extra, you want crown molding 3k per room, etc Its beautiful close to 1m homes, and when I came to one of them the 2nd time, they had a contractor there building coffered ceilings, doing crown, trimming out a few openings, etc. Back to drop cloths, back to dust, back to painting, when everything could have been done long ago before the closing and the builder reputation wouldn't be diminished. Most of the homeowners who purchased this homes know each other, 8 of them out of 13 homes are friends and work in the same field, and the first 3 who moved in warned everyone else that builder is impossible to deal with and he won't budge on anything. That said, there is always a mark up on upgrades because it involves extra work and you endure extra expenses, but the mark-up is not to bankroll a homeowner, its reasonable and its priced in the way to be worth while for the homeowner and so they keep on smiling while they job moves along. We not living in the stone ages, today you give a price for something within a minute you can pull up the phone and look up the price online, and everyone knows that and every industry is trying to stay compatible with pricing or nobody would be buying anything from them... and I'm sure nobody wants to look like an idiot for giving unreasonable price. Now put all that all mambo jumbo aside, I wish you best of luck with your new home and I hope everything will go smooth and you end up with a well built home!
...See More
worthy
last year
I notice it has no closet.

Look again.

****

Note that utility hookup costs are not included. These can easily run into the tens of thousands of dollars.

So such tiny homes are more suited, I expect, to rural areas with fewer bureaucrats per sq. km. (At least, according to Houzz posters.)
PRO
Virgil Carter Fine Art
last year
Unfortunately, designing and building a house is not simple. Especially for the first time.

I admire your zeal and work ethic, but this is one of those situations where there are a zillion issues to plan, schedule and manage...maybe more!

Do you due diligence. Good luck!
3onthetree
last year
I too, enjoy your attitude about this and your quest for charging forward in life. A goal of homeownership is admirable in my mind, though now it is questioned as being ever necessary by the younger generations.

You have an "equation" to solve. Your input is can't get money, so your output is to build yourself.

However, you don't know how to build, know nothing about building, don't even have the tools (literally and in experience), don't even know where to start.

You could, say, find a farmer willing, buy a prefab shed and port-a-potty, and pay them for electricity and water to live on a corner of their property. But if that cost $15K, in the end, has that met your goal of homeownership and given you a quality of life you want along the way?

So you apparently need a loan to afford any type of house in your region. Otherwise, if your goal of $40K was enough cash to enter the market, you could buy something and skip all this building yourself stuff. I assume you saying "can't get a loan" means you have exhausted all avenues of VA, FHA, and credit union avenues.

With a poor credit rating, I would disagree with the statement "don't have good credit but that doesn't mean I'm bad with money." Your credit is not based on how much money you make. There's a much larger discussion, but basically if you live within your means and take care of your financials, you would have good credit.

So it seems the best solution is to have patience. Take some time to work on your credit. Work towards earning more money - whether it's a different better paying job, a 2nd job, or going to college. Find or picture where you want to be in 5 years (a specific house, a city, single/married, kind of job, etc). Position yourself to make that happen with many increasing goals that you can check off, whether those are learning about construction or an amount of money in the bank.
sheepla
last year
We were talking to a young neighbor yesterday who bought land on our road. I live in a very rural area (think no building permits). Septic, electricity and water were going to cost him in excess of $20,000. So be sure to research utility cost in the area where the land is BEFORE you buy the land.
PRO
Mark Bischak, Architect
last year
"Boxable Casita"

Maybe I should put an "Invest" button on my website?
Verbo
last year
last modified: last year
Add some zeros to the price and the months spent doing this, and sure. Better start by building you moms a shed for the garden tractor first. Build a nice one. That may be where you need to live, if its zoned for that. It will use up all of your budget and then some. And then some more.
M Miller
last year
"I don't have good credit but that doesn't mean I'm bad with money...I'd like to do this for ....$40,000 cash (including like $15,000 for land)"

If you have $40,000 cash to spend, and you aren't "bad with money", then you would know to take that $40,000 and use it to pay down your debt. That would improve your credit rating, and ease what must be an enormous interest rate burden for your debt. Since you evidently would rather spend the $40,000 cash on building a house yourself though you have no skills or knowledge to do so, then you are indeed bad with money.
PRO
Mark Bischak, Architect
last year
There is a law in physics, "For every action, there is an equal and opposite reaction". I think in construction it is, "Whatever you win today, you will lose tomorrow". A related axiom is, "A penny wise and a pound foolish".
Lyndee Lee
last year
Cheapest approach is a damaged or rundown house somewhere in the midwest or rust belt states. You can get a property with utilities and building cheaper than installing utilities. Or, look into small town free lot if you build a house programs as then you could get ready to build land.
PRO
Mark Bischak, Architect
last year
"Can you save money by designing and building your own home?"

Can you spend (waste) a lot money by designing and building your own home?
H D
last year
I agree with trying to find a preexisting property for $40,000 that you can fix up, just a quick example in OH:

https://www.zillow.com/columbus-oh/under-50000/
Jean
last year
last modified: last year
Another option - look around for a house that needs to be moved, eg, where a highway or such is going in. A friend of ours moved one - one story ranch - cost $25K for the move. That was about 10 years ago though. He already owned the land and also his lot was right off the main roads, so the moving folks could easily maneuver. He has said that was a big factor in the move pricing. (Raleigh NC)
cpartist
last year
This might be a better option if you're willing to relocate:

https://www.cheapoldhouses.com
just_janni
last year
last modified: last year
Maybe find a house that will get moved? We've seen several small brick ranchers move as the last holdouts on a commercial stretch of road.
LH CO/FL
last year
I wonder if a fixer-upper or foreclosure might be a better place to learn about homebuilding?
dan1888
last year
The good thing about building your own house is- everything is brand new with a long useful life. There are a lot of steps and learning time involved. Lucky for you, you've got the internet and YouTube. You also don't have to finish off the interior to move in and keep working on it. Another lucky thing is open concept. That makes design simpler. Stick to single floor.
worthy
last year
last modified: last year
Cheap old houses...in rural areas and small towns.

Remote working makes this a very viable route.
PRO
Mark Bischak, Architect
last year
Here is another one, "He knows enough to be dangerous".
dan1888
last year
There are many levels of involvement in building a house. If you put the research time in you can save money. You can also end up with a better finished product. A builder has his profit as his primary goal. Not the quality of your home. Not much is required to get better quality than a trac house. Paying a builder for that gets you 'builder' grade. Mostly, minimum quality to get by at closing. Just going beyond minimum insulation and sealing will pay you back forever into the future. You have to decide your goals.
Mrs Pete
last year
I notice it has no closet.

Look again.

I'm honestly not sure if that counts as a closet. I mean, I own a dress coat, a light jacket and a raincoat -- and I don't think that's excessive; yet, I don't think they could all fit in that space.

We were talking to a young neighbor yesterday who bought land on our road. I live in a very rural area (think no building permits). Septic, electricity and water were going to cost him in excess of $20,000. So be sure to research utility cost in the area where the land is BEFORE you buy the land.

Yes, a rural lot will cost more because your utilities have to "be brought in" from a longer distance. Longer driveways will cost more. Having wood, etc. delivered a longer distance will cost more. Driving into town to buy this-or-that will cost more. I've lived about half my life in a rural area ... the land is cheap, but the living isn't.

"I don't have good credit but that doesn't mean I'm bad with money...I'd like to do this for ....$40,000 cash (including like $15,000 for land)"If you have $40,000 cash to spend, and you aren't "bad with money", then you would know to take that $40,000 and use it to pay down your debt.

I don't believe in credit scores. Or, said differently, I don't believe credit scores are a good indication of whether you're good with money.

Case in point: When we were younger and were financing a car, the guy at the dealership called his buddy over and they said to us, "We don't see this often. You literally have a perfect credit score." We felt pretty good about ourselves, but -- note the irony -- at that point in our lives, we were still forced to finance a car. Fast-forward a decade: we were debt-free, our house was paid off, we were able to pay cash for our cars, and we had our kids' college accounts ready, and our retirement accounts were starting to look healthy. And our credit score went DOWN! Why? Because we were no longer utilizing credit as we were before!

I just retired last month, and I haven't actively thought about my credit score in years -- decades. Sometimes I see it at the bottom of my credit card statement, and I think, "I am more financially secure than that number indicates".

Cheapest approach is a damaged or rundown house somewhere in the midwest or rust belt states. You can get a property with utilities and building cheaper than installing utilities. Or, look into small town free lot if you build a house programs as then you could get ready to build land.

Agree with all, but I'm sticking with my previous answer: a used RV is the cheapest home you can have. Buy that today, then buy your land and start with your utilities ... and live in the RV while you work on the house.

There are many levels of involvement in building a house. If you put the research time in you can save money. You can also end up with a better finished product.

So true, so true.
M Miller
last year
@Mrs Pete - while I understand your point about the validity of credit scores, the OP has said they have bad credit to such a degree that they cannot get a loan. People with lower credit scores can still get a loan, but to be unable to get a loan at all means the person indeed has significant debt. And as pointed out in a comment above, it appears they are even closed out of VA, FHA, and credit union funds. But the OP also said they have $40,000 cash and that "$40,000 is not a hard limit". That contradiction says to me there is a problem with their ability to manage money.
bry911
last year
last modified: last year
"People with lower credit scores can still get a loan, but to be unable to get a loan at all means the person indeed has significant debt."

Your credit score doesn't really have anything to do with the amount of debt you have. It is entirely possible that the OP also has a bad debt to income ratio, but they mentioned bad credit and not a DTI problem.

Credit utilization, age of credit, credit mix, and credit inquiries all have some impact on your score. Payment history and non-medical judgments have a significant impact on your score.

It is entirely possible to have a credit score too low to finance a home and no debt.
dan1888
last year
Agree with all, but I'm sticking with my previous answer: a used RV is the cheapest home you can have. Buy that today, then buy your land and start with your utilities ... and live in the RV while you work on the house.

A used newer model with cosmetic not water damage off Copart can be a super deal. $60 membership plus $250 broker on a salvage lot and you're in.

Some jurisdictions require 1 week movement off your property every 6 months. Check that.
PRO
Mark Bischak, Architect
last year
If it helps any, from what I found on the internet, a five-year Bachelor of Architecture (B.Arch) degree is likely to cost between $100,000 and $180,000. But that still may not make you good at designing houses.
bry911
last year
Deciding to build your own house because your bad credit is preventing a loan is likely to be problematic. It is treating the symptom and not the problem and likely going to create more problems, one of which is the Boots theory. Getting your credit repaired enough to purchase a home is not typically a difficult or long process and will take much less knowledge, education, and time than DIYing a decent home build.

The economics of building a home are not a mystery. The various trades all exchange their knowledge and time for your money, which was presumably gained from your knowledge and time. You can likely save money by sacrificing a fantastic amount of your time. The real question is whether or not you have some other activity you could do more efficiently in order to pay the various trades.

Can a lot be purchased and a house built for $40,000? Probably. Can you do it? Probably not. The biggest problem is the lot, the most likely way to accomplish this is to buy a lot in a small town that (probably in a depressed area). These are typically lots that have previously had a structure that was removed or currently have a structure that has been condemned. A quick search on Zillow finds many of these lots well under $10,000.

Then almost all your money is going to have to go into systems and the exterior construction of the home. Fixtures, appliances, flooring, paint, etc. would likely all have to come from factory seconds or second hand stores. Even with that it is a big ask.

If you are trying to build a tiny house, there just isn't a lot to design. Go on Etsy and buy one of the "granny house" plans and pay a draftsman to produce buildable plans. Something like this.

Note: I am not saying the OP can do it and I am certainly not saying the OP should attempt it, but I suspect this is the easiest way to get close.
shirlpp
last year
last modified: last year
@Zeek Willington, Don't let that 40,000 burn a hole in your pockets.

Chill! Increase your credit score and then go after your dream.

I sent this to my 19 year old nephew and his score increased by 19% in no time.

To help increase your credit score:

Get a store credit card or a visa or master card and then, charge small items(undies, socks, toiletries, etc), and then pay it off in full every month.

This builds credit in no time.

You can find offers for these at creditcards.com and similar sites, with many offering cards with a $300 limit or so.

Make it a point to charge $50-$100 per month on it, never maxing out the limit. Then, pay the balance in full. Your credit rating will increase rapidly within just a few months.
shead
last year
$40K *might* get you an acre of land and a used single-wide mobile home. Add in septic and utility hookups, some modest repairs and/or cosmetic remodeling and you'll reach (and likely surpass) $40K rather quickly. We bought one about 6 years ago to put on our farm while we were living in another state. Trailer was $7500, moving it was $3K, septic was $3500, and a new A/C unit was $3500. Add in another $5K for new cabinets, vinyl flooring, and paint. Appliances were either included with it or we had on hand already. We already owned the land so that cost isn't factored in.

My point is that building is extremely expensive and not a DIY project unless you have experience and the time (think: years). You'll be much better off going the route I laid out above or finding a foreclosure. However, you'll need cash in hand, most likely, to buy any foreclosure at auction.
wiscokid
last year
If you are just starting out and have no established credit history, your credit score can be garbage.

OP, have you considered a land contract as an option to purchase an existing home?
Keen B
last year
5 years ago before prices got ridiculous. We built a small bunkhouse with a tiny bathroom and a kitchenette for about $35K. Understand major truths about why this was possible--we built in an area where, at the time, the only code was "Septic tanks require 1.5 acres of land" (big river/fishing area). We already owned the land, so that was not part of the cost. We used our own trees (felled them and had them planed at a local shop) so that defrayed costs. We did not have to excavate anything because the house was built on land already leveled for a parking area and we attached to a septic that had been already plumbed for a defunct chicken house toilet. We bought second hand windows that are not all that energy efficient (Why not-it's just a retreat bunkhouse, not a true home.) We used reclaimed metal and some wood from a fallen down barn already on property. And we did not insulate it.

Even so, if we tried to do that today, we just couldn't. The lumber yard is gone. The codes have changed (now getting a septic tank license is 10K in that county because of rentals.) As others have said, check the codes and fees in your area.

But you are right, (if you know how) building yourself is cheaper.

The new home we are now building IS going to end up costing us way less than builders quoted us 3 years ago (even with today's inflated costs) but DH has decades of experience and connections. But it will still be more than you'd think: just getting the license for the water hook up was nearly $12K--and our street was already plumbed. We could easily have hooked right to it, low cost--but there are those pesky permits and taxes...Getting the engineer sign off was thousands of bucks and we did it as cheaply as could be done. Not all counties let you just have a buddy look over your plans for you. The signature must come from a structural engineer or architect who is licensed in that area...(Again this is not true everywhere.)

Don't assume that people telling you it cannot be done are just naysayers. We'd all love to build for as little money as possible, but there are so many costs besides the supplies...If you own the land and you build in area that doesn't require any licenses or permits or code-adherence, and you can plane your own lumber and dig out and pour your own septic---maybe you can build something small...
PRO
Mark Bischak, Architect
last year
"plumbed for a defunct chicken house toilet."

You trained your chickens to use a toilet??
Keen B
last year
@Mark Bischak, Architect And you thought it was pigs who are smarter than dogs...
PRO
Mark Bischak, Architect
last year
I had a dog that was smarter than me, but I also had a dog that wasn't smarter than a rock. And to be clear, having those dogs was not to my choosing. Having had chickens I would venture to guess that they are somewhere on a lower rung than a pig on the intellect ladder.
worthy
last year
last modified: last year

Chicken Barn converted to residence, Wales, U.K. Photo: Home World Design

Similar conversion in L.A.
Keen B
last year
@Mark Bischak, Architect See what chickens can do when they put their minds to it! Thanks @worthy
PRO
Charles Ross Homes
last year
Albeit a sample size of one, the photos suggest that the architectural preferences of Welsh chickens are less influenced by Frank Gehry than that of chickens in L.A.
res2architect
last year
last modified: last year
I built a small house on 3 acres in the woods of Vermont for under $20,000. Slept in a VW camperbus until the roof was on. Started in '73 and finished in '83.

Not for people over 30.
bry911
last year
@ABC - I think he was being ironical.
3onthetree
last year
@Charles Ross Homes In the U.S., cows build the chicken houses, and their inspiration is Strip Mall Inc. And I think they are in cahoots with the pigs.
PRO
Charles Ross Homes
last year
I guess when one hears hoofbeats they should look for chicken--if only in the U.S.
cpartist
last year
Not for people over 30.

Amazing the things we were willing to do when young.
res2architect
last year
You don't still do this on weekends?
Architectrunnerguy
last year
You don't still do this on weekends?

As a matter of fact yes. Maybe not on the roof (well at least in the winter) but spent yesterday tiling a bathroom I completely gutted.

Given that the damn architects punchlist is now over 30 pages long I don't think I'll be done 'till '24!
PRO
Mark Bischak, Architect
last year
A little encouragement for ARG, the bathroom I redid. Door trim and painting and towel cabinet remains to be done.

I told my wife it would be done by Thanksgiving. I just did not say what year.
Architectrunnerguy
last year
Why the hell am I doing the tile work?? Mark, I need to get you down here, especially since the high stuff is left to do.
PRO
Mark Bischak, Architect
last year
I will be done in 2026.
PRO
Charles Ross Homes
last year
Okay. I can use both of you architects as tile setters. When can you start?
PRO
Mark Bischak, Architect
last year
That's funny, during the bathroom remodeling, my wife kept asking me, "When are you going to be finished?"
PRO
Charles Ross Homes
last year
Mark,

It's never a good thing when someone asks when you'll be finished. My offer of employment provides you a graceful exit.