Barn with living quarters

[Tororider]

I currently live in a nice big house in a nice subdivision, read no yard and lots of neighbors. Don't get me wrong I have some great neighbors but I want my space. I have recently gotten the idea that we could downsize from a 3000+ sq ft two story to a 40x40 barn with living quarters above, so 1600 sq ft. Has anyone done this? Anyone have any idea ballpark how much it would cost to build? Obviously the floor of the barn would be cement, and I would want to have at least a small "bunker" type room for weather events or the like. Probably eleven foot ceilings on the first floor and nine foot above in the living area. Thoughts?

 

[RoyJackson]

I had a buddy of mine live in a loft apartment above a horse barn (this has been years ago). It was pretty rudimentary. Worst things were the smells and the flies.
So, I guess it depends what you intend to use the barn for...

There is a barn in Vermont (I was looking for real estate) that had the first floor converted to storage units (33 units, IIRC) and living quarters above. That was $400K plus...but it was being sold as a business.

 

[Tororider]

First floor would be for storage only. Tractor, mowers, maybe a space for the kids to play, etc. No animals in the barn. Maybe an outbuilding, but not inside the living barn.

 

[WilliamBos]

I say go for it! You only live once and country life rules!

 

[EddieWalker]

You have two numbers to figure out. First is the actual barn. Most are just a shell of a building that is weather tite. Price can vary considerably depending on materials, size, code, span and utilities. Next will be the living quarters. With the barn built, you don't have to think of the shell, but the real money in any house is the finish of it. Flooring, cabinets and all that. How much will you do yourself, how much do you have to hire out? I can build a nice brick house on an empty lot for $70 a square foot and build a REALLY nice house for $100 a square foot. My house was $30 a square foot to build, but I did all of it myself except pour the pad and install the HVAC. I don't have any codes and I do this for a living.

Eddie

 

[Tororider]

I will have codes to deal with so some will have to be hired out. My brother is a drywaller so I can help do that and cut costs. Painting, hanging cabinets, laying floor are all things I can do if I can carve out the time. Plumbing,hvac, electrical will all need to be hired out.

 

[RoyJackson]

Something else to consider...I know Tororider is enthusiastic...but how about your family? Think they'd be OK living in a barn?

 

[Tororider]

Roy, good point. I am pretty sure the kids would be all for it and my wife too. I want to get an idea on price before anything else.

 

[Carl_NH]

Tororider,

It sounds more like a 40x40 house with a ground floor equipment and workshop with a root cellar/tornado room and a "hobby room" for the kids etc.

If you can find a sloping site, do a concrete foundation and walls into the banking, and have southern exposure for the solar gain then have the one side for equipment and workshop and the other for kids/root cellar. Also 11' is a pretty tall ceiling height?

Then the living area suggest extending the roof line on two sides for covered porches (will create an overhang below the porch for outdoor storage )

And why not put a third floor room? With snow and such you would need to have enough pitch 6 or 8 / 12 so have two or three rooms in the top side.

Insulation sprayed on 1" then conventional inside that to save $$. Heating and AC - I would look at geo thermal unless you can get natural gas.

Probably $200K for 2000-2200SF living area depending on finish and interior detail.

 

[RoyJackson]

While you're planning...you may as well consider what you'll say if your kids leave an outside door open...
After all, "What's wrong with you...do you live in a barn???" ain't gonna work.

 

[Tororider]

While you're planning...you may as well consider what you'll say if your kids leave an outside door open...
After all, "What's wrong with you...do you live in a barn???" ain't gonna work.

Heehee

 

[Tororider]

Long term goal would be to live in the top of the barn for several years cheaper than we are now. With the benefit of living on land and being able to do things like have a big garden, chickens, pond, hunt in the backyard, etc. then if we decided down the road we could build the 2400 sq ft ranch I would really want and have the living space above as an apartment for the kids, guest space, or an in law suite.

 

[RoyJackson]

Long term goal would be to live in the top of the barn for several years cheaper than we are now. With the benefit of living on land and being able to do things like have a big garden, chickens, pond, hunt in the backyard, etc. then if we decided down the road we could build the 2400 sq ft ranch I would really want and have the living space above as an apartment for the kids, guest space, or an in law suite.

I think it's a great idea, myself...as long as your wife is OK with it.
You want excellent ventilation both below and upstairs. I park the Deere in the garage below the house and my wife is always bitchin about the diesel smell. Upstairs, where the living quarters are, will require good ventilation for summer heat.
I'd even consider a polebarn for ease of erection and cost...but I reckon they can be pretty hot, come summer. While you're considering this, consider a solar panel arrangment to reduce your electric bills.

 

[tallyho8]

Obtaining homeowners insurance on such a building would be a major problem in our area. If you could get a company to insure it, a 3200 sq. ft. home of that type would be very expensive to insure.

 

[mjarrels]

Don't know your age but multiple story doesn't work very well later in life.

mark

 

[Tororider]

Mark, I am 33 and the wife is 34. God willing stairs won't be a problem for a long time, hopefully by which we have build the ranch I was talking about. I had thought of that though, thanks.

Tally, I would have to check into insurance, although I don't know why it would be any different than a 1600 sq ft apartment to insure the living space.

 

[hitts427]

I don't know about where you live but where I'm at selling a house isn't easy if your trying to get a decent price right now.Good luck

 

[tallyho8]

Tally, I would have to check into insurance, although I don't know why it would be any different than a 1600 sq ft apartment to insure the living space.

It may be different there, but here you have to insure the whole 3200 sq ft at ??$ per sq ft appraisal the same as if it were a connected garage. The barn space is appraised at the same $ per sq ft rate as the living area.

 

[Tororider]

It may be different there, but here you have to insure the whole 3200 sq ft at ??$ per sq ft appraisal the same as if it were a connected garage. The barn space is appraised at the same $ per sq ft rate as the living area.

I guess that wouldn't be the end of the world since that is the amount I am already insuring now. I am going to email a builder friend of mine and see if they can ballpark a price for me on construction so I can go from there.

 

[Carl_NH]

Tororider,

I would suggest the following;

1. Select an area your family want to live in/around
2. Find a plot of land with a stream, spring or water source that flows 365 days a year (water is key but the right lot close to water is OK too)
3. Check the zoning (animals, outbuildings etc) and covenants etc
4. Purchase said plot of land 5 ac 10 ac 30 acres - more the better

5. Do a site plan - meaning house, barn and animals plus septic, electrical and piping runs to gardens, barn etc
6. Install the driveway, septic and well, and electricty feed and lines to the outbuildings general location.
7. Start small - build the garage for the house - say 3 car 28x42 with an in law above and live in that while building the barn and house.

By the time you get to step 6 you will have invested maybe $20-30K plus the purchase price of the land.

To build a livable 28x42 garage is probably $50K with minimal interior acoutrements - basic necessities.

At this point with a struture that will eventually get attached to the house electric and septic you can get a permit for occupancy and proceed to build the barn and ranch house.

It's a lot easier if you plan forward - meaning a house/garage first then barn, then outbuildings - so do the garage first, then the barn if you want, then the house but at least you have all the "planning" done.

Last house prices in MI area arent great - but land prices are, so get that land now and build a plan for the future.

Carl