How this calculator prices a new house
The house is priced per square foot of living space: $180 to $280 for a builder-grade home with standard finishes, $280 to $450 for a custom home, from HomeGuide's 2026 guide. That price is then split into the trades that make it up, in proportion to HomeGuide's component costs for a new home: the foundation, framing, roofing, siding, windows and doors, insulation and drywall, electrical, plumbing, HVAC, interior finishes and appliances. The split shows where the money goes; it is not a separate quote for each trade.
A per-foot price covers the house and nothing around it. The attached garage, a basement, site preparation, utility connections, an architect and the permit are priced as their own lines, because those are the costs most often missing when a new-house budget runs over.
Where the money goes in a new house
Using the midpoints of HomeGuide's component costs, interior finishes (cabinets, countertops, flooring, lighting and paint) take about 39% of the cost of the house itself, framing about 13%, the foundation about 11%, windows and doors about 8%, siding about 7%, insulation and drywall about 6%, electrical and plumbing about 4% each, roofing about 4%, HVAC about 3% and appliances about 1%. That is why custom homes cost so much more than builder-grade homes of the same size: the structure is similar, and the finishes are not.
FAQ
How much does it cost to build a house in 2026?
A 2,000 sq ft builder-grade house with an attached two-car garage, standard site preparation, city utility connections and a building permit runs about $399,600-$678,100 at national average prices, not counting the land. The house alone is $360,000-$560,000, the same as HomeGuide's 2026 figure for a 2,000 sq ft builder-grade home; the garage, site work, utilities and permit are what a per-foot price leaves out.
What does it cost to build a house per square foot?
HomeGuide puts a builder-grade house at $180 to $280 per square foot and a custom home at $280 to $450 or more, both without land or site prep. With a two-car garage, site preparation, utilities and a permit added, the default 2,000 sq ft house works out to about $200-$339 per square foot of living space.
How much does a custom home cost to build?
A 2,000 sq ft custom home costs about $560,000-$900,000 for the house alone. A 3,000 sq ft custom home with an architect's design, a three-car garage, site preparation, utilities and a permit runs about $899,600-$1,568,100. Custom homes cost more mainly through their finishes: cabinets, counters, flooring and fixtures are the largest single share of any house.
How much does it cost to build a 1,500 sq ft house?
A 1,500 sq ft single-story builder-grade house with a two-car garage, site preparation, city utilities and a permit runs about $309,600-$538,100. The garage, site work and utilities cost about the same for a small house as for a large one, so a small house costs more per square foot.
How much does a basement add to the cost of a new house?
A full unfinished basement under a 2,000 sq ft two-story house (a 1,000 sq ft footprint) adds about $29,000-$36,000 over a slab. That is HomeGuide's $35 to $50 per square foot for a basement foundation less the $6 to $14 a slab would have cost. Finishing the basement is extra.
What is not included in the cost per square foot?
The land, and everything outside the walls of the house. For the default 2,000 sq ft house, the attached two-car garage, site preparation, utility connections and building permit add about $39,600-$118,100 on top of the $360,000-$560,000 for the house itself. HomeGuide puts site preparation at $5,000 to $20,000 or more and utilities at $9,000 to $34,500 or more.
How much more does it cost to build on rural land?
A 2,000 sq ft single-story builder-grade house with a 200 ft well, a septic system and a 300 ft underground power run from the road runs about $403,100-$675,600 with a two-car garage, site preparation and a permit. On a rural lot, those utilities replace the city connections and can cost more or less depending on well depth and the distance to power.
How much can I save as an owner-builder?
In materials-only mode the default house comes to about $206,500-$426,500. That prices the house and garage at 50-60% of the builder price as materials, since HomeGuide puts materials at 50 to 60% of a new home's budget, and keeps site work, utilities and design at installed prices. Permit fees are not counted. Most owner-builders still hire licensed electrical, plumbing and HVAC trades, and a construction loan usually requires a licensed builder.
Is it cheaper to build or buy a house?
Usually it is cheaper to buy, according to HomeGuide, but it depends on the home's size and design, the location and the local housing market. Building makes most sense when you want a layout or features that existing homes in your area do not offer, or when you already own the land.
How long does it take to build a house?
HomeGuide puts it at 6 to 12 months or more, not counting design and permitting. Size, complexity, weather and whether the house is builder-grade or custom move the schedule the most.
More questions
Builder-grade or custom?
A builder-grade (or spec) home is built from the builder's plans with a set menu of finishes, which keeps the price per foot down. A custom home is designed for you and lets you choose every finish; it costs more per foot and takes longer. Many buyers land in between, choosing a builder's plan with upgraded finishes, which this calculator brackets with its two quality levels.
Does a two-story house cost less than a one-story?
For the same living area, a two-story house has a smaller foundation and roof, which often makes it a little cheaper per square foot to build. HomeGuide's per-foot figures do not separate the two, so the stories setting here only sizes a basement.
How do construction loans work?
A construction loan pays the builder in stages (draws) as work passes inspection, and you usually pay interest only on what has been drawn. Once the house is finished it is often converted into a standard mortgage. Lenders want good credit, detailed plans, a budget and, in most cases, a licensed builder.
How much should I set aside for overruns?
A contingency of 10% or so on top of the builder's price is a common planning cushion for changes and surprises, especially on a lot with unknown soil or rock. The width of the range on this page is a reminder that the same house can be priced very differently by different builders and in different places.
