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Message
Construction costs for an elevated beach house
Posted on 5/31/21 at 11:38 am
Posted on 5/31/21 at 11:38 am
I'm starting to think retirement and would like to buy a lot now with the intent of building an elevated beach house to be my residence in a couple of years. The current costs of already constructed houses on the bay and lagoon areas along the Alabama and Florida coasts are pretty high. In those areas the price is seems to be well over $500 per square foot. Of course that includes the cost of the land. Does anybody know what the cost of just the home construction would be? I know a lagoon or bay lot can run about $300K and the cost of a bulk head runs about $300 a foot. I don't know the cost of constructing a pier and boat house. Any insight would be appreciated.
11
Posted on 5/31/21 at 12:03 pm to Ramblin Wreck
quote:Obviously depends on quality and building codes. E.g., in our area (SC), new construction requires 15ft elevation and cinderblock pillars. Building cost is high, runs $600-$800sq.ft. + lot.
Construction costs for an elevated beach house
Posted on 5/31/21 at 12:09 pm to NC_Tigah
quote:
$600-$800sq.ft. + lot$600-$800sq.ft. + lot
If that is the going costs along the gulf, I need a new dream.
Posted on 5/31/21 at 12:17 pm to Ramblin Wreck
quote:For deep water access, that's a pretty good price btw.
I know a lagoon or bay lot can run about $300K
Here, it would be several multiples of that.
E.g.,
"Huge waterfront lot with trees galore. Perfect opening in rear of lot for the estate home to be built. No other lot this size on the island. There is an existing home, but no value is being given."
The "huge lot" is 0.81acres on the ICW for $4,250,000.
Posted on 5/31/21 at 12:34 pm to Ramblin Wreck
quote:Right. For a quick guestimate, pull up zillow for your area.
If that is the going costs along the gulf, I need a new dream.
If you have a good idea as to lot costs there, search waterfront sales then select the "more" header. Enter 2020-2021 for "Year Built". Subtract your lot estimate, and voila.
FWIW, insurance can be daunting as well.
Posted on 5/31/21 at 12:57 pm to Ramblin Wreck
Might be easier to buy existing. At least you’ll know the total price upfront compared to building several years down the road
Posted on 5/31/21 at 2:19 pm to Ramblin Wreck
I'd guess around 2 million in most beach cities. Minimum
Empty lot? Probably 1m
Empty lot? Probably 1m
This post was edited on 5/31/21 at 2:20 pm
Posted on 5/31/21 at 4:57 pm to Ramblin Wreck
Built one in 2019. At that time about $450/sqare foot not including the lot/. Place is
pretty tricked out too. Elevator, geothermal AC.
pretty tricked out too. Elevator, geothermal AC.
Posted on 5/31/21 at 6:20 pm to dovehunter
quote:
Built one in 2019. At that time about $450/sqare foot not including the lot/.
Where did you build it?
Posted on 5/31/21 at 6:30 pm to Ramblin Wreck
Pensacola Beach
Posted on 5/31/21 at 6:39 pm to Ramblin Wreck
Very General Numbers
The foundation for an elevated beach house can run $50k to $100k for the piles and everything just to reach where the floor will be. Lots of variables, but you can build a foundation just about anywhere and stay under $100k
+
Add the cost of the house you want, assume about 25% more per sq ft than a normal (non beach) location.
+
$30k (wood) - $50k (metal or fiberglass) for a bulkhead
+
$10k (plain) - $50k (boat lift) for a pier
+
$10k for fill dirt
+
Land cost
The foundation for an elevated beach house can run $50k to $100k for the piles and everything just to reach where the floor will be. Lots of variables, but you can build a foundation just about anywhere and stay under $100k
+
Add the cost of the house you want, assume about 25% more per sq ft than a normal (non beach) location.
+
$30k (wood) - $50k (metal or fiberglass) for a bulkhead
+
$10k (plain) - $50k (boat lift) for a pier
+
$10k for fill dirt
+
Land cost
Posted on 5/31/21 at 9:36 pm to Ramblin Wreck
This isn’t the AL or FL coast but we just bought a lot on the bay in MS. Flood requirements mandate 25ft above sea level. For concrete pilings, elevator and modest boat house, our costs have come back around 245/ft plus the land.
I’m holding off hoping they get more reasonable soon.
I’m holding off hoping they get more reasonable soon.
Posted on 6/1/21 at 5:06 am to Ramblin Wreck
Building an elevated home semi custom is going to run between $330 to $350 per sq foot for just the construction of the home. It will not be $600-$700 per foot.
This would be for a home around 2800 sq feet.
Cost per foot reduces as you get bigger.
Builders are having a tough time estimating right now but if you get one then ask them to bid on a maximum cost basis so you don’t get the bait and switch it a cost plus in this environment. Cost plus will always be more than expected these days.
Lots along the coast of alabama and Florida vary widely. The Eastern shore of mobile bay will be well north of $300,000 unless you go down county road 1 which are fairly small lots. Even those go for over $300,000 though and probably not many for sale. That is a very expensive area.
I’d look at weeks bay or north of orange beach by Mifflin or even up toward Elberta where you can get a lot for under $300,000. Pensacola area has some decent lots north of the beach.
Building a pier and boat house will run you north of $100,000 for a pier and 800 sq foot boat house with a lift.
It will take you a while to get permitted and the dock builders are still slammed from the post hurricane work.
Personally, I would not buy into this inflated building environment. Seems like it would be hard to get your money back. Buying existing is probably going to be a better investment but even that is questionable.
This would be for a home around 2800 sq feet.
Cost per foot reduces as you get bigger.
Builders are having a tough time estimating right now but if you get one then ask them to bid on a maximum cost basis so you don’t get the bait and switch it a cost plus in this environment. Cost plus will always be more than expected these days.
Lots along the coast of alabama and Florida vary widely. The Eastern shore of mobile bay will be well north of $300,000 unless you go down county road 1 which are fairly small lots. Even those go for over $300,000 though and probably not many for sale. That is a very expensive area.
I’d look at weeks bay or north of orange beach by Mifflin or even up toward Elberta where you can get a lot for under $300,000. Pensacola area has some decent lots north of the beach.
Building a pier and boat house will run you north of $100,000 for a pier and 800 sq foot boat house with a lift.
It will take you a while to get permitted and the dock builders are still slammed from the post hurricane work.
Personally, I would not buy into this inflated building environment. Seems like it would be hard to get your money back. Buying existing is probably going to be a better investment but even that is questionable.
This post was edited on 6/1/21 at 5:11 am
Posted on 6/1/21 at 4:23 pm to Ramblin Wreck
I built an elevated house in the Florida panhandle 5 years ago. Not on a beach but near the ocean, and the property is basically all sand for soil. Not a huge house - 1,750 ft2, and I stayed pretty basic, but nice. The pilings were $35k. The house ran me $175/ft2, but there's no way could it be done for that these days.
ETA - house is 18 feet above the ground - I like the height, even with no elevator. Beach lots here were sort of reasonable 5 years ago, still not terrible but they are selling pretty quickly and the price is escalating. My preference was to buy almost 40 acres of land very near the water. The land was cheap because it's in a flood zone, cheaper than a small beach lot. We looked at a couple of existing beach homes. The salt seemed to be really harsh on the houses, and two had docks that needed a lot of maintenance. I decided to build a low maintenance house with seclusion and have not regretted that decision.
ETA - house is 18 feet above the ground - I like the height, even with no elevator. Beach lots here were sort of reasonable 5 years ago, still not terrible but they are selling pretty quickly and the price is escalating. My preference was to buy almost 40 acres of land very near the water. The land was cheap because it's in a flood zone, cheaper than a small beach lot. We looked at a couple of existing beach homes. The salt seemed to be really harsh on the houses, and two had docks that needed a lot of maintenance. I decided to build a low maintenance house with seclusion and have not regretted that decision.
This post was edited on 6/1/21 at 4:38 pm
Posted on 6/1/21 at 5:28 pm to beauxgus
[quote]This isn’t the AL or FL coast but we just bought a lot on the bay in MS. Flood requirements mandate 25ft above sea level. For concrete pilings, elevator and modest boat house, our costs have come back around 245/ft plus the land.[/quote
So answering my own question, I called a builder that wasn't too informative, but he did tell me that no one is giving firm prices. Everything is cost plus. With that said, he said a minimum of $250 per square foot, not including the lot or dock.
So answering my own question, I called a builder that wasn't too informative, but he did tell me that no one is giving firm prices. Everything is cost plus. With that said, he said a minimum of $250 per square foot, not including the lot or dock.
Posted on 6/1/21 at 6:10 pm to Chucktown_Badger
quote:Right.
Wait...it can be $1.6MM for a 2,000 sq ft house
Not many 2000SqFt places in the area.
But for example, this is a 2,136 sqft / $2,400,000 / Built in 1986. No direct water access. New construction would be more expensive.
The 3500SF place is on the Stono (I didn't know that was even considered Charleston). Nice place, but not beach not close, nor elevated (don't know how they got away with that unless it's pre-1985 construction)
This post was edited on 6/2/21 at 5:14 am
Posted on 6/1/21 at 10:45 pm to Ramblin Wreck
Cost plus gets dangerous unless you have a really good grasp of what things should typically run, otherwise the builder has next to no incentive to keep the pricing inline. I know people that have been forced to completely change their financial arrangements on their mortgage due to excessive cost overruns during the build.
My thoughts are, the only thing that’s going to cool off the housing pricing will be the economy crashing and/or rates soaring. But one things for sure, I’m going to hold off on the construction for the immediate future
My thoughts are, the only thing that’s going to cool off the housing pricing will be the economy crashing and/or rates soaring. But one things for sure, I’m going to hold off on the construction for the immediate future
This post was edited on 6/1/21 at 10:49 pm
Posted on 6/2/21 at 11:22 am to Ramblin Wreck
Folks have a dream of living on the beach (or the coastal sounds), I get it.
I have been involved with a beach house built in 1982 (Escambia County) since the mid 1990s.
Three words to summarize maintenance, attention, and upkeep:
Prepare thy anus.
The ambient conditions are terrible for any structure, then add the threat of tropical weather on top of that for dessert.
The local contractors generally exact a premium based on the property's location and value.
With the benefit of hindsight (for ME, maybe not YOU), a condominium association might have been all-around better than going it alone.
Good luck, I hope you have properly budgeted for after the ribbon-cutting.
I have been involved with a beach house built in 1982 (Escambia County) since the mid 1990s.
Three words to summarize maintenance, attention, and upkeep:
Prepare thy anus.
The ambient conditions are terrible for any structure, then add the threat of tropical weather on top of that for dessert.
The local contractors generally exact a premium based on the property's location and value.
With the benefit of hindsight (for ME, maybe not YOU), a condominium association might have been all-around better than going it alone.
Good luck, I hope you have properly budgeted for after the ribbon-cutting.
Posted on 6/2/21 at 1:31 pm to Chucktown_Badger
quote:
Wait...it can be $1.6MM for a 2,000 sq ft house, not including the lot?
No way. I know for a fact that you can build for less than this.
For a 2,000 sq foot home ex the lot, midrange to semi custom, you can build from $800,000 to $1,000,000. Imo this is crazy expensive but it’s no where near 1.6mm
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