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  #1  
Old 07/12/11, 04:42 PM
 
Join Date: Mar 2010
Posts: 719
Barndominium

Well, who would thought. A friend called me the other day and offered to buy my house. It is a blessing really. We built a house way out of our league a few years ago. It was probably one of the largest mistakes I have ever made. pride definately got in the way. Well I have spent the last 2 years working and doing with out to pay off debt so we could afford to stay in the house. We are just about there. Infact we werer just about to refinance the house to a payment that we could afford.
Anyway a friend offered to buy it. he really likes it and has the means. We have basically agreed on price and they are going to give us a final answer tonight.
IF this deal really goes through We plan to buy 28 adjacent acres, and build a barndominium. We will build a 40 by 80 with 30 by 40 being an apartment with 2 bedrooms and 1 large bathroom, as well as a kitchen adn living room. it may have room for a loft as well. We are hoping to do all of this for cash. I think the house sale will afford us the ability to buy the land adn build the barn. Then we will have to save to finish the apartment. I have not done any hard math to figure what the apartment will run. I am guessing about $25K. I am guessing the barn will be around $40 to $45K, but I will know for sure tomorrow on the barn.
I am curious if anyone has done this. What is your layout? What do you like about it? What do you hate about it?
My are is pretty lax on codes. We will build this right adn safe. But there are no rules about construction type or siding type or anything like that. They are fussy about septic systems, adn to soome degree about electrical systems. Anything else pretty much goes.
We are planning on framing with metal or wood studs in the interior. So the walls will be double thick. We are also planning on having th ebarn insulated with the rolls of fiberglass, then after the interior is framed up we will have the wet cellulose sprayed in. I expect the apartment to be very tight and well insulated. It will be all steel construction on the frame adn exterior, so it should last forever and hold up great in storms.
So what do ya think.

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Sold the farm no more critters
I have a postage stamp lot now
I aim to make it the most organic productive 1/3 acre in southwest Missouri
With a 20 acre plot to be added in 3 years or so

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  #2  
Old 07/12/11, 05:10 PM
Living the dream.
 
Join Date: Oct 2005
Location: Morganton, NC
Posts: 1,933

Sounds cool, but you may have marketabilty issues should you ever want to sell, might want to talk with a few realtors and see how other (if any) similar properties have fared. Potential buyers may have trouble getting a mortgage on it as well. Or if you ever wanted to leverage it up some. Also think pests (esp flies and rats/mice). I would run the costs on a seperated house as well the, cost savings might not be as good as you think?

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  #3  
Old 07/12/11, 05:37 PM
 
Join Date: Dec 2008
Location: north Alabama
Posts: 9,726

When in doubt, look to the past. Even in the northeast, the oldsters wouldn't build a combo building, but used a shed or covered walkway in-between. Part of the reason may have been fire protection, part smells and pests.

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  #4  
Old 07/12/11, 05:44 PM
 
Join Date: Mar 2010
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good points. In my area barns seem to hold value reasonably well. I would assume the money on the apartment would be basically lost. But I have to have the barn, and i doubt I could build a house for $25 to 30K that would be worth living in. I will definitely have to get all the numbers. I know buying a repo house would be the best deal. But i really want a farm, and there arent any good deals on farms. But vacant land is still reasonable in spots. THis particular land si very good too. It has a foot of top soil with nearly no rocks. Virtually unheard of in this part of the country. I think I can buy th eland at $2K per acre, and it is 3 minutes to town and less than 10 minutes to my day job (3.1 miles). So kind of perfect there.
Yes i have built 2 houses that needed the perfect buyer to sell. And it seems that so far I have been really blessed to find that buyer. I will not continue to count on that type of success. SO math will play a factor in my final descision.
Buying a wood mizer saw mill and some wooded land and building a post and beam house from scratch like mudburn did would also be very cool. But probably well above my skill level.

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Sold the farm no more critters
I have a postage stamp lot now
I aim to make it the most organic productive 1/3 acre in southwest Missouri
With a 20 acre plot to be added in 3 years or so


Last edited by trbizwiz; 07/12/11 at 05:47 PM.
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  #5  
Old 07/12/11, 05:46 PM
 
Join Date: Mar 2010
Posts: 719

I will not be keeping any animals in the barn part of the building. It will be a parking and shop area for wood working and metal working projects and storage of the equipment. I may build a lean to off the back end to raise bottle calves in teh spring, but that would have a shop between teh house and its self. ALso fire is not a concern with a steel building.

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Sold the farm no more critters
I have a postage stamp lot now
I aim to make it the most organic productive 1/3 acre in southwest Missouri
With a 20 acre plot to be added in 3 years or so

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  #6  
Old 07/12/11, 05:51 PM
 
Join Date: Mar 2003
Location: South of DFW,TX zone 8a
Posts: 3,424

LOts of folks near me are doing that. Not keeping animals in it but using the large area as shop/parking/party space.
Ed

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  #7  
Old 07/12/11, 06:01 PM
Ouch! Pinch you.
 
Join Date: May 2010
Posts: 1,868

LOL. Love the name, "barndominium." My brother calls his travel trailer home a "candominium." He travels so much he rented out his home and uses the "candominium," set up in a permanent park, like an apartment.

Good luck with the sale of your home and your new plans!

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  #8  
Old 07/12/11, 07:01 PM
 
Join Date: Mar 2010
Posts: 719

Thanks. i kinda like garage mahaul. But the wife prefers barndominium. I wish I made either up, but they arent original to me.

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Sold the farm no more critters
I have a postage stamp lot now
I aim to make it the most organic productive 1/3 acre in southwest Missouri
With a 20 acre plot to be added in 3 years or so

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  #9  
Old 07/12/11, 07:16 PM
 
Join Date: Oct 2008
Location: Southern Idaho
Posts: 4,032

I saw one of those for sale on acreage up in the Sun Valley area not too long ago. Horse set up if I remember right with good sized apartment up above. I wouldn't mind having my miniature goats or my horses living right below me, I'd love it! (And I'm fairly certain I'm not the only insane shepherdess out there to feel the same way...)

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  #10  
Old 07/12/11, 07:35 PM
 
Join Date: Oct 2006
Location: lat 38 23' 25" lon -84 17' 38"
Posts: 3,050

Speaking just for myself I detest being awoke in the morning by a fly doing a riverdance on the bridge of my nose or traveling from one drool pocket across my lip to the other side.

Some don't mind, would drive me nuts.

You might consider a large pole building if you weren't going to do the animal thing as room mates.

What's that boys name that lives up in Maine or New Hampshire, one of them up east yankee states ---retired navy. Posted pictures of his place and big old barrel stove he heats the place with. Can't think of his name now but he checks in semi regular if I recall correctly.

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  #11  
Old 07/12/11, 07:50 PM
Alice In TX/MO's Avatar
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Location: Texas Coastal Bend/S. Missouri
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He said no animals.

One of our neighbors built their house inside an old barn. Looks nice.

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  #12  
Old 07/12/11, 07:55 PM
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Join Date: Jul 2009
Location: South Central Alaska
Posts: 721

I detest putting on 20 layers of clothes and having separate heating solutions/tons of extension cords to get from my house to my barn more than I mind practicing good insect control and sanitary animal husbandry. (Which should be done anyway, right?)

A friend of mine has lived in an apartment above their barn for a while now. That used to be common practice to have your barn manager housed in an apartment that was somehow attached to the barn. I think it's a splendid idea I plan on it, someday.

If you're not even going to keep animals in it, it doesn't even seem like it should count as a "barn" and really is a no-brainer! Lots of people love having garages/shops as big or bigger than the house it's attached to. Perhaps build so the apartment side could have a second level added to it if future buyers might like something a little more proportional.

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  #13  
Old 07/12/11, 08:29 PM
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Quote:
Originally Posted by trbizwiz View Post
I will not be keeping any animals in the barn part of the building. It will be a parking and shop area for wood working and metal working projects and storage of the equipment.
Keep in mind ventilation if you will be parking vehicles in it. you certainly don't want exhaust fumes to be able to get into living areas - thats a recipe for death. Even a couple minutes of exhaust in a living area can be extremely bad.
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  #14  
Old 07/12/11, 08:38 PM
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Join Date: May 2011
Location: Central Florida
Posts: 2,524

check real estate tax laws in your area. In some states, farm buildings are either not taxed or have a much lower rate than homes. But if you have a barn-home, the whole structure might be taxed at the house rate. It might not matter or if it is like Florida, it could make a difference of $1000s every year. My property in Florida with no house, $350/yr in real estate taxes. With a modest middle class home that jumps to over $5K. If I put a bathroom and office in the barn, the barn jumps up to the house rate.

Again, checking your local laws, you might find that you can build your house, get the valuation established, and then build on a connected adjacent structure that qualifies at the farm rate.

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  #15  
Old 07/12/11, 10:42 PM
 
Join Date: Jun 2004
Location: Michigan's thumb
Posts: 13,995

We built our house on a shallow frost free foundation. The garage is downstairs and we live upstairs. The garage part downstairs is really my DH's wood shop and dumping room, plus we have his and her offices. We have in floor heat and were able to do it ourselves. We used styrofoam for the insulation. We put this up too and it is much more doable than fiberglass. We also used the spray newspaper and used spray newspaper for the interior walls for sound deadening. Our home can be assessed as either a one story with a finished walk in garage underneath, or as a finished garage with an "overhang". We have a great view.

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  #16  
Old 07/12/11, 10:56 PM
 
Join Date: Jun 2010
Location: Central Texas
Posts: 2,267
Quote:
Originally Posted by trbizwiz View Post
I will not be keeping any animals in the barn part of the building. It will be a parking and shop area for wood working and metal working projects and storage of the equipment. I may build a lean to off the back end to raise bottle calves in teh spring, but that would have a shop between teh house and its self. ALso fire is not a concern with a steel building.
I wouldn't worry too much about resale.

Someone who didn't like the barn with apartment would likely just buy the plave and build a house and use it for guests/kids/inlaws..

Especially if your not going to keep animals in it.
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  #17  
Old 07/12/11, 11:55 PM
 
Join Date: Oct 2010
Posts: 467

I recently looked at a property set up like that. The RE agent said "It would give you a comfortable place to live while you were building your dream home." Heck, I would have been perfectly happy using it as a permanent home. The barn/apartment were brand new!

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  #18  
Old 07/13/11, 03:28 AM
 
Join Date: Jan 2004
Location: MN
Posts: 7,254

I think your construction prices are rather low; a pole shed (in my area, you are building a shed, not a barn - barn=animals, shed=shop & storage...) that size without much of a floor and no insulation will cost about what you budgeted.

Putting in the aprtment will cost much more than $25,000 with flooring, insulation, wiring, plumbing, etc. etc. etc.

Maybe you are a warm area & don't need the snow-load issue and can get by cheaper.

The whole money situation seems odd to me, you got a house you have a hard time affording; but when you get it sold you will have enough over the current mortgage to buy 28 acres (would be $50,000 here...) and put up a $50,000 building and add a $25,000 apt (which I think is going to cost you about double...) and will be all caught up. You must have some house there!

A few downsides of the combined building is insurance - many companies don't like wood & metal tools in with a dwelling. As well as the tax issue others mentioned. And then fumes & sawdust from the wood working, and fumes and sparks and dangers from the metal working - in with the dwelling might give some people pause. Not talking you out of it, just thinking about it.

Love the name you use for it, very neat. And that's mostly what I wanted to say, the other stuff is just chit chat, 'barndominium' makes me smile.

--->Paul

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  #19  
Old 07/13/11, 07:46 AM
aka RamblinRoseRanc :)
 
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I stayed in a horse breeder's apartment in the dead of winter in northern NJ once. It was built over the horse barn (barn was one of those metal affairs) and we were VERY comfortable. The apartment was accessed by a door in the barn aisleway and no smells/sounds made it up there. It was one bedroom with a small kitchen, great room and a bath. Her barns were parallel and had an indoor arena connecting them. The apartment had a balcony that overlooked the arena area. We loved both the idea and the execution of it.

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  #20  
Old 07/13/11, 10:35 AM
 
Join Date: Sep 2007
Posts: 317

I'm skeptical like Rambler. I think you also need to think about being able to borrow against the property. My hunch is that a Bank might be willing to loan you a lot more if you build a modest sized home, than if you big a big barn with an apartment in it. You might think now that you won't need a loan, but at some point you probably will. It always costs more than you think to build anything. If you estimate it will cost $50,000 to build your barn and apartment, you can count on it costing $75,000. And where are you going to get the extra $25,000? You're going to need to get a loan from the bank to finish your building.

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