Home Buying in Dekalb County>Question Details

h_b_ll, Home Buyer in Alpharetta, GA

What is average cost per sq foot upscale new construction in North Atlanta, GA excluding land?

Asked by h_b_ll, Alpharetta, GA Sun Feb 17, 2013

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Agree with Lee - many variables here that will impact the figure. There will be multiple answers stating the obvious, (area, design, finishes) I like to consider the not so obvious as well. I would also submit - cost per square foot - both when on the drawing table and after the build - will vary depending on the local micromarket in your area. Don't lose site of the fact that there is no "number"; at best there is a range and many of the below factors are not considered when ask this question:

- cost of labor, think day laborers vs full time. There is a significant amount of "non-skilled" work associated with building a home and GA has enjoyed low prices on the backs of these guys as they work their butts off and are happy to do it. As this pool diminishes, labor is going to increase as they diminish.

- cost of materials and transport - everything is touched by oil related products

- complexity of design - a Monopoly board design is cheaper than a custom home. Consider design costs, drawings, materials, higher level of builder competence, time...

- consider the time of year that the build takes, seasonal climate conditions, worker effectiveness and availability, availability of materials

- cost of the construction loan, carrying costs will impact the bottom line

- profit margin of the builder and method of determining that - is it based on a set spread off final cost or is it based upon per change/per feature

- who is running the project, what's their reputation, are they busy or slow when you approach them....their fee will vary

- how is payment for the build handled? Complete draws, material only draws? How are subcontractors paid and when?

This is not an all-inclusive list and having completed many construction builds/rehabs I will tell you that things will appear that you cannot expect. The site has its own set of concerns but the bottom line is that there isn't a definitive answer to the price per square foot question - just too many variables.

I've been pushing dirt, going vertical, appraising and selling since being commissioned in the Army Corps of Engineers back in '84. The only guarantee with a new build is that it will often result unexpected hiccups along the way – likely both financial and time. The best way to mitigate that is to take an analytical and methodical approach to the build – and understand that you will be calling audibles from time to time.

http://hankmillerteam.com/whats-my-home-worth/price-per-squa… the weakness in price per square foot reliance with existing homes
Web Reference: http://www.hmtatlanta.com
1 vote Thank Flag Link Mon Feb 18, 2013
This varies and this is a tough question. Ranges from $125-175/sf - totally depends on level of finish.

How about $75/sf in Cherokee? Yeah...no vinyl BS either - check out Highland Point.
Web Reference: Http://intowninsider.com
1 vote Thank Flag Link Sun Feb 17, 2013
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