quote:

---

>
> I'm looking at house plans with the intention of building in the near
> future. I have been limiting my search to ranches under 1800 square feet
> for budget reasons. I just looked at a builder's ranch that the real estate
> agent said was 1560 square feet but when I calculated the square footage
> from the floor plan based on dimensions to the outside edges of the exterior
> walls (excluding garage), I came up with over 2300 square feet. Am I
> measuring the square footage correctly, which means that the agent isn't
> even close. I can't imagine another way to measure that could account for
> such a large difference. Incidently, the price listed on the plan is much
> too low for 2300+ square feet - more consistent with the 1560 square feet
> the agent claimes. Any thoughts?

quote:

---

> John Richards wrote:
>
> Kinda depends on who you're talking to... Some reference inside
> dimensions, while other reference outside.
>
> Notan

quote:

---

>
> "Notan" <notan@ddress.com> wrote in message
> news:42B1A4E1.FAED5986@ddress.com...
>
> Thanks for your reply.
>
> I can understand those two methods but that doesn't come close to accounting
> for a difference of over 700 square feet! Any other comments?

quote:

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> I'm looking at house plans with the intention of building in the near
> future. I have been limiting my search to ranches under 1800 square feet
> for budget reasons. I just looked at a builder's ranch that the real
> estate agent said was 1560 square feet but when I calculated the square
> footage from the floor plan based on dimensions to the outside edges of
> the exterior walls (excluding garage), I came up with over 2300 square
> feet. Am I measuring the square footage correctly, which means that the
> agent isn't even close. I can't imagine another way to measure that could
> account for such a large difference. Incidently, the price listed on the
> plan is much too low for 2300+ square feet - more consistent with the 1560
> square feet the agent claimes. Any thoughts?

quote:

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> at about $100 per s.f.
> So, for example, a 1560 s.f. home would cost about $156,000.00

quote:

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> "John Richards"> wrote
>
> There are many different ways to calculate square footage and lots of
> labels on the things that are calculated.
> This is the way I would set it up for what you are speaking.
>
> Living - 1560
> Garage - 440
> Porch - 300
> --------------
> Total - 2300 square feet
>
> Usually, contractors base their square foot price on the living area only,
> at about $100 per s.f.
> So, for example, a 1560 s.f. home would cost about $156,000.00
>
> BTW: It is not unusual for wall space to use 10-15% of the total square
> footage.
>

quote:

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> "John Richards"> wrote
feet[vbcol=seagreen]
could[vbcol=seagreen]
the[vbcol=seagreen]
1560[vbcol=seagreen]
>
> There are many different ways to calculate square footage and lots of

quote:

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> on the things that are calculated.
> This is the way I would set it up for what you are speaking.
>
> Living - 1560
> Garage - 440
> Porch - 300
> --------------
> Total - 2300 square feet
>
> Usually, contractors base their square foot price on the living area only,
> at about $100 per s.f.
> So, for example, a 1560 s.f. home would cost about $156,000.00
>
> BTW: It is not unusual for wall space to use 10-15% of the total square
> footage.
>
>

quote:

---

> "John Richards"> wrote
>
> There are many different ways to calculate square footage and lots of
> labels on the things that are calculated.
> This is the way I would set it up for what you are speaking.
>
> Living - 1560
> Garage - 440
> Porch - 300
> --------------
> Total - 2300 square feet

quote:

---

> Usually, contractors base their square foot price on the living area only,
> at about $100 per s.f.

quote:

---

> So, for example, a 1560 s.f. home would cost about $156,000.00

quote:

---

>
> "Don" <one-if-by-land@concord.com> wrote in message
> news:WSise.6275$pa3.4746@newsread2.news.atl.earthlink.net...
>
> Thanks for the reply.
>
> I did not include the garage (as stated in my original post), porch or
> basement (full but unfinished basement) in my measurement of the square
> footage. I used the detailed dimensions between the exteriors of the
> outside walls. These dimensions result in 2382 square feet. The area taken
> up by exterior (2X6) and interior (2X4) walls is approximately 150 s.f.
> which brings the total down to 2232 and even eliminating all closets,
> laundry room and stairway ( about 230 s.f.) the total is still down to only
> 2000 s.f., still 440 s.f. more than the 1560 s.f. that the agent quoted and
> much more area than would be expected for a price of $198,000 including the
> lot (guessing the lot to be about $30,000).
>
>
> Then I guess the question is how do you measure "living area".
>
> Even excluding all exterior and interior walls, all closets and laundry room
> and the stairway I still come up with 2000 s.f.!
>
>
> I still don't know how this house could only be considered 1560 s.f.

quote:

---

>
> LOL! $100.00SF doesn't build a dog house around here... Here in the NE a
> basic suburban 1500SF ranch starts at about 300K to build. Sells for
> about $400-450K
>
> "Don" <one-if-by-land@concord.com> wrote in message
> news:WSise.6275$pa3.4746@newsread2.news.atl.earthlink.net...
>
>

quote:

---

>
> "Don" <one-if-by-land@concord.com> wrote in message
> news:WSise.6275$pa3.4746@newsread2.news.atl.earthlink.net...
>
> Thanks for the reply.
>
> I did not include the garage (as stated in my original post), porch or
> basement (full but unfinished basement) in my measurement of the square
> footage. I used the detailed dimensions between the exteriors of the
> outside walls. These dimensions result in 2382 square feet. The area
> taken up by exterior (2X6) and interior (2X4) walls is approximately 150
> s.f. which brings the total down to 2232 and even eliminating all closets,
> laundry room and stairway ( about 230 s.f.) the total is still down to
> only 2000 s.f., still 440 s.f. more than the 1560 s.f. that the agent
> quoted and much more area than would be expected for a price of $198,000
> including the lot (guessing the lot to be about $30,000).
>
>
> Then I guess the question is how do you measure "living area".
>
> Even excluding all exterior and interior walls, all closets and laundry
> room and the stairway I still come up with 2000 s.f.!
>
>
> I still don't know how this house could only be considered 1560 s.f.
>
> John
>
>

quote:

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> Thats why I said *about*, it was simply an example to demonstrate that
> *ballpark* figures are based on Living Area only.
> FWIW, I haven't worked on anything under $350/ft in over 3 years.
> The cheapest new home here in Lee County right now is $262k.
> We can talk numbers all day but I was trying to show the OP a *method*.
>
> "Pierre Levesque, AIA" <pierrelevesqueNOSPAM@connarch.com> wrote in
> message news:Obkse.2664$EH1.929@trndny03...
>
>

quote:

---

only,[vbcol=seagreen]
>
> LOL! $100.00SF doesn't build a dog house around here... Here in the NE

quote:

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> basic suburban 1500SF ranch starts at about 300K to build. Sells for

quote:

---

> $400-450K

quote:

---

>
> "Don" <one-if-by-land@concord.com> wrote in message
> news:WSise.6275$pa3.4746@newsread2.news.atl.earthlink.net...
feet[vbcol=seagreen]
square[vbcol=seagreen]
of[vbcol=seagreen]
the[vbcol=seagreen]
listed[vbcol=seagreen]
with[vbcol=seagreen]
only,[vbcol=seagreen]
>
>

quote:

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> "Don" <one-if-by-land@concord.com> wrote in message
> news:WSise.6275$pa3.4746@newsread2.news.atl.earthlink.net...
>
> Thanks for the reply.
>
> I did not include the garage (as stated in my original post), porch or
> basement (full but unfinished basement) in my measurement of the square
> footage. I used the detailed dimensions between the exteriors of the
> outside walls. These dimensions result in 2382 square feet. The area taken
> up by exterior (2X6) and interior (2X4) walls is approximately 150 s.f.
> which brings the total down to 2232 and even eliminating all closets,
> laundry room and stairway ( about 230 s.f.) the total is still down to only
> 2000 s.f., still 440 s.f. more than the 1560 s.f. that the agent quoted and
> much more area than would be expected for a price of $198,000 including the
> lot (guessing the lot to be about $30,000).
>
>
> Then I guess the question is how do you measure "living area".
>
> Even excluding all exterior and interior walls, all closets and laundry room
> and the stairway I still come up with 2000 s.f.!
>
>
> I still don't know how this house could only be considered 1560 s.f.
>
> John

quote:

---

> Post the pic of the floorplan.
> You're talking oranges and I'm seeing apples.
>

quote:

---

>
> "Don" <one-if-by-land@concord.com> wrote in message
> news:0_lse.5481$eM6.1973@newsread3.news.atl.earthlink.net...
>
> I attached a scan to a post but the post didn't show up. Guess I'll have
> to wait until the time to build gets closer and find out first hand from
> an actual builder.
>
> Thanks all for your time.
> John
>

quote:

---

> John...
>
> You have received interesting replies to your question. Hopefully the
> following will help.
>
> 1. In my experience as an architect in different states and cities,
> with both custom and spec houses, I have found that there are different
> ways to calculate floor area. In our current practice, based in San
> Antonio and Austin, Texas....the standard calculation is to count to
> the exterior face of the outside wall sheathing....this is the board or
> plywood or other material that goes over the wood stud framing. The
> standard calculation is to count what is called "air-conditioned space"
> this is a way to exclude garages and any exterior storage areas, decks,
> etc. Roofs have nothing to do with the standard real estate calculation
> here. (To calculate my fees for custom homes, I usually charge by the
> square foot of "interior space" ....then I include spaces like porches,
> terraces, garages etc. by counting them as 50 percent of their actual
> floor area).

quote:

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> 2. From what you have said so far..... I suspect that the drawings are
> wrong, or the real estate agent is wrong....or someone is lying to you.

quote:

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> Now. you may be seduced into thinking that this would work to your
> favor given the apparently low price....but it would come back to get
> you during construction....no one is going to give you square footage
> for free.

quote:

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>
> I hope this helps!!!

quote:

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>
> Christopher Egan
> Architect
> San Antonio, Texas & Mexico City
>
> www.egan-martinez.com

quote:

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>
> John Richards wrote:
>

quote:

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> With a discrepency like that, signing a contract should be completely out
> of the question.
> As Chris noted, nothing is free.
> Imagine paying the interest on a construction loan while the project is
> being held up by the courts pending additional cost for the actual square
> footage.
> This stuff is nothing to play around with.
> Can we assume you are going into this thing without an attorney
> representing you?

quote:

---

>
> "John Richards" <jrichar3@twcny.rr.com> wrote in message
> news:k5tse.21229$fp6.1412@twister.nyroc.rr.com...
>
>

quote:

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> John Richards wrote:
feet[vbcol=seagreen]
estate[vbcol=seagreen]
exterior[vbcol=seagreen]
for[vbcol=seagreen]
much[vbcol=seagreen]
feet[vbcol=seagreen]
>
> Kinda depends on who you're talking to... Some reference inside
> dimensions, while other reference outside.
>
> Notan

quote:

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> I first became aware of the house when it was advertised in the newspaper
> classifieds as an open house. When my wife and I toured the house I was
> impressed with the spacious feel and the upgraded flooring (all hardwoods
> and ceramic throughout) for the price. The agent gave me a detailed copy
> of the floor plan which did not mention the s.f. but did have a stated
> price of $198,000. I asked what the s.f. was and she said it was 1560
> s.f. I thought that figure was probably about right considering the
> price, but after calculating the acual s.f. from the drawings and coming
> up with over 2300 s.f. it occured to me that this would explain the
> "spacious" feel of the house.

quote:

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> Point 4: I am not going into this thing at all and if I did I would
> certainly have an attorney involved. Right now I am in the early planning
> stages. I don't anticipate being ready to build anything before next
> spring.

quote:

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> "John Richards"> wrote
>
> Cool.
> Look, everyone participating in this thread is simply offering advice,
> none of are trying to offend you.

quote:

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> But the fact remains, if the plans have a large error like you have
> mentioned, that alone is reason for extreme skepticism of the builder or
> anyone else that might be responsible for said error. I know this for a
> fact, once your name is signed on the contract, you are somewhat at the
> mercy of the builder. Its best to learn as much as possible BEFORE jumping
> in the pot of boiling water.

quote:

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> I emailed the agent and explained how I determined the s.f. and pointed out
> the large discrepancy. I asked her if she could clarify their method of
> calculating s.f. and explain the reason for the discrepancy. If her
> response still leaves me in the dark, I may just visit the house and do some
> actual measurements as you suggest.

quote:

---

> I'm looking at house plans with the intention of building in the near
> future. I have been limiting my search to ranches under 1800 square feet
> for budget reasons. I just looked at a builder's ranch that the real

quote:

---

> agent said was 1560 square feet but when I calculated the square footage
> from the floor plan based on dimensions to the outside edges of the

quote:

---

> walls (excluding garage), I came up with over 2300 square feet. Am I
> measuring the square footage correctly, which means that the agent isn't
> even close. I can't imagine another way to measure that could account for
> such a large difference. Incidently, the price listed on the plan is much
> too low for 2300+ square feet - more consistent with the 1560 square feet
> the agent claimes. Any thoughts?
>
> Thanks
> John
>
>
>

quote:

---

> Joe Blow
> moves into his new condo and measures it and finds that it is 83 square
> feet
> smaller than his paperwork shows.