The Footprint Matters

Imagine two homes that are both 2,400 square feet.

If one is a ranch, most or all of those 2,400 square feet have to sit on a foundation.

With a two-story house, you might have approximately 1,200 square feet downstairs and another 1,200 upstairs.

That means substantially less foundation area.

It can also mean less roof area.

Those are two expensive components of a house.

Concrete Isn't $70 a Yard Anymore

When I started in this industry, I remember concrete costing less than $70 per cubic yard.

Today, we're seeing prices over $207 per yard in our market.

When the cost of concrete increases that dramatically, designs requiring substantially more foundation become more expensive.

That's one reason you see so many two-story homes in neighborhoods where builders are trying to deliver a lot of square footage at a competitive price.

They're stacking square footage instead of spreading it across the property.

Does That Mean You Shouldn't Build a Ranch?

Absolutely not.

For many homeowners, one-level living is worth the additional expense.

Maybe they don't want stairs. Maybe they're thinking about aging in place. Maybe they simply prefer the way a ranch lives.

Those are legitimate reasons to spend the money.

The important thing is understanding what you're buying.

When comparing house plans, don't assume that two houses with the same square footage should cost approximately the same amount to build.

Square footage tells you how big a house is. It doesn't tell you how expensive that house is to build.

The footprint, foundation, roofline, windows, finishes and structural design can matter just as much.

That's why I believe the builder should be involved early enough to help the homeowner understand the cost consequences of the design—not after the plans are finished and the homeowner has already fallen in love with the house.

One of the things homeowners may not think much about when looking at house plans is how the house is actually going to feel in July or January.

That's particularly important with a two-story home.

The first and second floors don't experience the same conditions.

Heat rises. The upper floor has the roof and attic above it. Solar exposure varies throughout the day. The first floor may be buffered by conditioned space above it.

Trying to make both floors comfortable therefore requires more thought than simply looking at the total square footage of the house.