Schumacher homes

Fabrik8 said:
They are also well known to not want to deviate from any of the options, as their pricing structure is built on a very rigid cookbook of plans and options.
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I did a job for a customer that bought a Ryan home brand new a couple of years ago. They went with the cheapest flooring package that they offered and before they even moved in I went back in ripped out all of the carpet and put in hardwood floors. They would not leave the flooring package off, they did not offer a site finished floor package, and it was cheaper for me to come in and rip out all of their flooring and do a site finished plan then it was to use pre-finished flooring throughout the entire house. I don't remember the total numbers, but I do know just the tear-out was exactly $1,800 because that's what I bought my car hauler with.
 
If she is looking for custom log home check out Natural Element Homes, they are pricey, but a complete package. Designed, engineered, pre-drilled, shows up, ready to assemble. A good friend of mine can help her with the design and package if you would like the contact.
 
CasterTroy said:
My wife. I'm trying to please HER. And SHE wants to help.
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Trying to keep a wife happy is a full time job. I’ll offer what I offer to all my friends, I’ll talk to her for you and set her ass straight for you. Funny thing is I’ve only had 2 friends take me up on my offer and they both are divorced now for some reason.
 
there is no way I’d buy a tract built home. Like everyone has already said, it’s no secret they are poorly built and “look” nice. I wouldn’t even hire a tract builder to custom build a home; it’s fair to say they likely use the same resources and materials as in the poorly built tract homes.

If she wants a house built, I would search out a trusted custom home builder to build a house in lieu of selecting from a small menu of homes from a tract builder. She will likely end up with problems and frustration.
 
I went through full design phase (but not signing the paperwork) and the issue is the base price is "good" but when you go into design center that $250k house turns to $315k and still going north when I walked away. What I liked is the "move any wall" for free aspect up front but any builder should be able to do the same.

I ultimately will be back on here to ask CasterTroy and others for solid recommendations for builders in Triad and not building with them... mostly because of the "bait and switch" aspect of their base price being such cheap material that I cannot see anyone actually buying them so they KNOW you will choose to upgrade everything.

My 2 cents, worked with them, stopped in and seen their models in 3 different states and was fully planning on using them. What I "liked" also was US largest custom home builder aspect too... the concept makes financial sense, but the reality, not sure to be honest.
 
SHINTON said:
I went through full design phase (but not signing the paperwork) and the issue is the base price is "good" but when you go into design center that $250k house turns to $315k and still going north when I walked away. What I liked is the "move any wall" for free aspect up front but any builder should be able to do the same.

I ultimately will be back on here to ask CasterTroy and others for solid recommendations for builders in Triad and not building with them... mostly because of the "bait and switch" aspect of their base price being such cheap material that I cannot see anyone actually buying them so they KNOW you will choose to upgrade everything.

My 2 cents, worked with them, stopped in and seen their models in 3 different states and was fully planning on using them. What I "liked" also was US largest custom home builder aspect too... the concept makes financial sense, but the reality, not sure to be honest.
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Houses are going to be priced fairly close in any market. Difference being they have to give a cut to the company. That money has to come from somewhere. The local guy probably has a couple guys and works outta a small office or his house (low overhead) he will use better materials most of the time and do a better job because most of his business will come from word of mouth, one bad job and he could be out of business. The bigger companies don’t care what you think because they have so much going at once, and one bad job outta 100 won’t hurt them. Local guy may build 3-5 homes from ground up a year. One bad will kill him in long run, so they will do a better job (most of the time).


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obullfish said:
Last I was told for a semi custom home around Asheville price is running around $290 a sqft.
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WTF? I’m in the wrong market area.


New construction spec homes in nice neighborhoods (non tract) are at $125/ft in Greenville. Some are less in the sub $200k market.

I guess $290/ft is reasonable at the beach, but Asheville? Y’all hippies can have it. :lol:
 
rockcity said:
WTF? I’m in the wrong market area.


New construction spec homes in nice neighborhoods (non tract) are at $125/ft in Greenville. Some are less in the sub $200k market.

I guess $290/ft is reasonable at the beach, but Asheville? Y’all hippies can have it. :lol:
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We quote 250-275 for min sf without looking at plans or anything. Wnc market is stupid expensive


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rockcity said:
I’d be afraid to buy at that price point right now. When the market crashes again, that’s the first place it will fall, hard.
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That’s just an average middle of the line house, nothing fancy.
This is also why I’ve told my gf that we will buy instead of build a house.

For reference you can buy a house outside of Asheville for around 180 sf depending on area


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SHINTON said:
What I liked is the "move any wall" for free aspect up front
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Yeah she was raving about that initially. She was telling my wife: "They use autocad, and can do anything you want" as if no one in the world had thought of that before :lol:

My wife bit her tongue as to not inadvertently "offer up services"
From what I gathered, they had "designers" and "interior designers" to help you pick your selections.

Loganwayne said:
Difference being they have to give a cut to the company. That money has to come from somewhere.
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The way I figure it, they have several seats of AutoCad, several drawing monkeys, and a lead monkey somewhere. Likely a single location. So you've got licences and payroll there, then each "design center" likely has some person that may have attended an interior design seminar they put on nationally. That's overhead in each sales location. Then salesmen/women (much like a car dealership) plus model homes that can't be turned into residences because they're on the side of a hiway and not in a neighborhood.

Sounds like they're offering modular home quality at ACTUAL custom built pricing
 
rockcity said:
I’d be afraid to buy at that price point right now. When the market crashes again, that’s the first place it will fall, hard.
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Doubtful. Last time the market fell, things stayed pretty flat in the NC mountains. Demand is just too high. Plus it's a vacation area like the beach, except it's actually worth going to.
 
CasterTroy said:
You're not wrong by any means.
And I'm in the biz.
Not sure how to say this without sounding like some know it all, but I know "who to use”...I dunno. Never met anyone like her. She's smart on a level I cant understand (doctor level) and I'm experienced on a level she cant grasp
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Those people are called Askholes.
 
Just for giggles, one piece of advice that I read was to submit my plans to three to five home builders, and to find them by looking in the local NAHB association / chapter. That if I got say 3-4 bids back, 1 might be lower than the others, but they will all be pretty close and the one that is a lot lower just missed something (so ignore that)

This makes sense to me, if I want an accountant I want someone that is a member of AICPA and NCACPA, I am sure there are professional organizations for everything but basically if folks are not willing to spend the time and money to get their credentials then there is a good chance they might not be the person I want to work with. I am sure there is an exception to this rule but for the most part... hire a professional that spent time and money to take the tests, pass the exams, and you are "more likely" to have 'professional' results?!

Some of you might be NAHB members, feedback on that thought process vs hiring 'anyone'?
 
NAHB is just a trade organization. It costs a lot of $ to be a member and is mostly for some local resources and to increase the size of your Rolodex.


As a GC, I’m not a member because it doesn’t benefit me and costs $ that I likely won’t get an valuable ROI. I may get a little bit cheaper builders risk or WC insurance but the savings doesn’t offset the cost.


There is no test to be a member so I wouldn’t use being a member as a deciding factor. I’d start by looking at the NC Licensing Board for GCs website for a GC. You can see status of every license in NC, the type, activity, etc. I’d look at the complain history and ones with regular or multiple complaints, mark off your list. I’d call your local permitting officr and get a list of all permits issued in the last several years and use that list and mark off the problematic GCs. The list will give you addresses of the owners and usually a phone number. If you have a select few GCs remaining, maybe cold call the property owners and ask about their experience with said GCs.

If I were searching for a GC, that’s one of the first ways I would do it.
 
rockcity said:
WTF? I’m in the wrong market area.


New construction spec homes in nice neighborhoods (non tract) are at $125/ft in Greenville. Some are less in the sub $200k market.

I guess $290/ft is reasonable at the beach, but Asheville? Y’all hippies can have it. :lol:
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At $290 sqft that’s not a custom home that’s a speck type house with a little upgrade. Hell commercial space is renting for $12 a sqft in the not so good part of town up to $35 a sqft in downtown.
 
SHINTON said:
feedback on that thought process vs hiring 'anyone'?
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To be honest, word of mouth is your best reference. The GOOD GC's will be booked pretty far out. They're only going to focus on 3-5 a year in the range you and I could afford. I'm not even aware if the guys I know are part of the NAHB. I always thought that was kind of a gimmick for spec house builders and tract homes, to be honest. I'm not up to speed on residential though.

A lot of smallish builders will put a sign out front to let you know who they are. If you pass a custom home you like, it never hurts to call and as to see their work. Ask for references and prior builds. A good builder will have several.
 
Take a building inspector out for lunch and ask them who they would get to build their house. They see the good, the bad, and the ugly.

The guy that inspected my shop said my electrical was some of the best he had seen in a while. I have had 0 formal training. Just 16 years in the military referencing regulations. And a little OCD.
 
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