Quick take
“Cost per square foot” only means something when everyone’s talking about the same scope. Land, lot conditions, performance level, finishes, timelines, and site access can swing numbers dramatically. A design–build process keeps the plan, budget, and priorities aligned so you aren’t pricing a dream you can’t build.
In this episode
Jordan and Rhiannon unpack the most common question—what’s the cost per square foot?—and why the honest answer starts with better questions.
Why “$ per sq ft” is tricky
- Every custom home is a prototype—no assembly-line pricing.
- Builders define “sq ft” differently: some include garage/covered decks/crawl, others don’t.
- Smaller homes can show a higher $/sf because kitchens, baths, and laundry still exist in fewer square feet.
- A builder who typically does 6,000 sf homes will quote differently than one who builds 1,500–2,000 sf—apples to apples matters.
Big levers that move your cost
- Land included? Resale = house + land; custom quotes often start at house-only.
- Home type & complexity: Rancher, walk-out, two-storey; flat vs pitched roof; breezeways—all change structure and cost.
- Performance level: Code-min vs Step 3–5, Net Zero/Ready, Passive House. Better envelope + HRV/ERV = comfort, durability, lower bills.
- Lot conditions: Flat subdivision vs steep/rocky/waterfront (riparian, trees, soils). Rock work can be ~$30k–$100k+.
- Services & utilities: Municipal vs well + septic sizing; power distance/poles (easements can save big).
- Timing & schedule: Wet-season framing needs drying time; aggressive timelines mean trade stacking and coordination costs.
- Size & storeys: Two storeys are usually cheaper than same-area ranchers (shared roof/foundation) and cheaper to reroof later.
- Engineering: Spans, tall walls, vaults, large glazing, cantilevers often need an engineer—typically a small % of total.
- Finishes & details: Flooring class, tile, millwork, trim build-ups—each “extra lap” adds labour/material.
- Outdoor & non-living spaces: Garages, covered decks/porches, crawl/basements still need structure; unfinished spaces aren’t free.
- Access & logistics: Steep/narrow driveways may require pump trucks/tow assists/smaller deliveries—time and money.
Apples-to-apples pricing checklist
- Land included?
- Home type & storeys; roof style
- Square footage breakdown: heated living, garage, covered deck/porch, crawl/basement (finished vs unfinished)
- Performance level (Code, Step 3/4/5, Net Zero/Passive) + ventilation (HRV/ERV)
- Lot conditions (slope, rock, soils, riparian, trees)
- Services (municipal vs well/septic; power distance/poles)
- Engineering assumed (spans, glazing, vaults, special structures)
- Finish level (flooring class, tile, millwork, trim package)
- Timeline expectations (and whether trade stacking is required)
- Material lead times acknowledged; who selects/when
- Access constraints (road width/grade, delivery limits, staging)
Why design–build helps
Design–build teams price while they design, so the house you fall in love with is the house you can actually build—no painful redraws after a “dream plan” prices way over budget.
