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New construction cost
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A ballpark budget to build a house, including garage, porches, site work, design, and contingency.
- House (2,500 sq ft at $210)$525,000
- Garage (45% of house rate)$45,360
- Porches and decks (35% of house rate)$22,050
- Unfinished basement (0 sq ft at $105)$0
- Site work$25,000
- Design, engineering, permits$47,393
- Contingency$61,741
- Lot$0
- Build cost per heated sq ft, all-in$291
Default rates are rough 2026 ballpark figures. Swap in local builder bids once you have them.
How this calculator works
The estimate multiplies heated square footage by a cost per square foot for your finish level. Garages and porches cost less to build than living space, so they are priced at a fraction of the house rate. An unfinished basement starts at 50% of the house rate, and you can type your own cost per square foot instead; clear the box to go back to 50%. Leave the basement square feet at 0 if the house has no basement. Site work, design and permit fees, and a contingency for surprises are added on top, and the lot is listed separately because land prices vary so much.
A worked example
The example is a 2,500 square foot house at a mid-range $210 per square foot, which is $525,000 for the heated space. A 480 square foot garage at 45% of the house rate adds $45,360, and 300 square feet of porches at 35% adds $22,050. Construction comes to $592,410.
On top of that, site work is $25,000, design, engineering, and permits at 8% of construction are $47,393, and a 10% contingency on construction and site work is $61,741. The total is $726,544 before land. Spread over the heated area, that is $291 per square foot all-in, well above the $210 base rate.
Moving to a custom finish level at $290 raises the total to about $992,846. Adding a 1,200 square foot unfinished basement at half the house rate adds $126,000 of construction and brings the mid-range total to about $875,224.
How to read your results
The gap between the base rate and the "all-in" cost per heated square foot is the most useful thing on this page. A builder's quoted price per square foot usually describes the house alone. Garage, porches, site work, fees, and contingency are how a $210 house becomes a $291 project.
Each line is shown separately so you can replace it as real numbers arrive. Once you have a builder's bid, type your own cost per square foot. Once you have a site quote, replace the site work figure. The estimate gets better each time you swap a ballpark for a quote.
Common mistakes to avoid
- Multiplying square feet by one number and stopping. That gives the cost of the heated space only. The other lines in this calculator commonly add a third or more.
- Underestimating the site. A sloped lot, rock, poor soil, a long driveway, or a well and septic system can each add tens of thousands of dollars. Site costs vary more than any other line.
- Cutting the contingency to make the budget work. Something unexpected happens on nearly every build. If the contingency is not needed, it is the best money you never spent.
- Pricing before the plans are settled. A builder can only price what is drawn. Changes made after construction starts cost more than the same choices made on paper.
Read the guide: What it really costs to build a house
Common questions
How much does it cost to build a house per square foot?
It varies widely by region, finish level, and site. This calculator uses rough 2026 ballparks from about $150 per square foot for builder-grade to $400 or more for luxury, and lets you enter your own local figure.
What costs do people forget when building?
Site work such as clearing, grading, utilities, and the driveway, plus design, engineering, and permit fees, and a contingency of about 10% for surprises. The lot itself is often a large separate cost.
Why are garages and porches cheaper per square foot?
They need less finish work, insulation, and mechanical systems than living space, so the calculator prices them at a fraction of the house rate.
Is the lot included in the estimate?
It is listed on its own line and added to the total. Leave it at zero if you already own the land. Land prices vary too much from place to place for any default to be useful.
What does the contingency cover?
Surprises and changes: rock found during excavation, price increases on materials, items left out of the plans, and upgrades you decide on along the way. Ten percent is a common starting point for a new home.
Does a two-story house cost less per square foot?
Often, yes. Stacking the same floor area on two levels needs less foundation and less roof, which are two of the more expensive parts of a house. Stairs and structure take back some of the saving.
How accurate is a cost per square foot estimate?
It is a first-pass budget, good for deciding whether a project is in reach. Real pricing comes from builder bids based on a complete set of plans and specifications for your site.
Disclaimer: These are ballpark estimates only. Real costs depend on your location, site conditions, materials, and the market. Get written quotes from licensed contractors and your lender before you set a budget.
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