Step 1: See what your budget builds
Start with the What can my budget build? slider. Move it to your shell budget and it shows the size of single-level home that budget buys, and how much of the whole build the shell package is. No forms.
When a size looks right, take it to the Turnkey Estimate. Add the land's ZIP code and the estimate uses that county's sales tax on the materials.
Step 2: Check the land itself
The same house costs very different amounts on different land. These are the things that move the number most:
- Access and driveway. How far from the road is your building spot, and can a delivery truck with panels get there in wet weather?
- Power. How far is the nearest pole or line? Long runs add up fast.
- Water. Is there rural water at the road, or will you drill a well? Ask neighbors how deep their wells are.
- Septic. Will the soil pass a perc test, or will you need a lagoon or an engineered system?
- Slope and drainage. A single-level home on a slab wants a flat, well-drained pad. Steep or wet ground means more dirt work.
- Footings. We plan frost footings 36 inches deep everywhere in Missouri. → Missouri frost depth
Step 3: Check the county before you buy
No building code doesn't mean no rules. Depending on the county, you may still need a building permit, a septic inspection or a driveway (culvert) permit, and zoning can limit what you build. → Missouri building codes by county
If you haven't bought yet, ask the county two questions before you make an offer: what permits a new home needs, and whether the lot already passed a perc test.
Step 4: Walk it with us
Your $5,000 advisory covers exactly this: site readiness, the panel pricing review and help finding your general contractor. Your $9,750 design package then draws a single-level home that fits the land, and at Walk Your Plans you walk your full-size floor plan and make final changes before anything is ordered.
FAQ
Should I buy the land first or plan the house first? Check the land first. Septic, water, power and access can swing the total by tens of thousands of dollars, so know those before you commit to either.
Can you price a home on land I haven't bought yet? Yes. Use the ZIP code where the land is, and walk the checklist above with the seller or listing agent before you make an offer.
Do you build on my land? DreamStart plans the home, organizes the pre-construction steps and gets the panels ordered. Your own independent general contractor builds it, and we help you find one.