# Future Build

We'd like to build one more house that's single story, accessible, affordable, easy-to-maintain, and energy-efficient. The original post on this idea with some notes is available @ https://davidawindham.com/architecture/

![house-build](/img/house-build.jpg)

<video src="https://davidawindham.com/media/house_build.mp4" width="100%" controls="controls">
</video>

🔑 key concepts in the draft designs: 

- 3 bed / 2 bath ( < 2500 sq/ft )
  - office / studio in secondary beds
- universal design
  - no steps ( except FROG / storage )
- south facing orientation
  - south facing grade
- environmentally friendly and safe materials
- cold steel framed construction
  - metal roof
- stained siding, door/window frames
- 8-10" frost protected slab on grade
- high HERS rating ( SIP panels / Rockwool insulation panels )
- conditioned air within the house envelope
- solar panels on build
  - battery backup wall along interior garage
    - fireproofed with concrete block wall
- mechanical room on ground floor
  - HVAC, electrical, plumbing
    - water treatment
  - monitoring systems
  - high efficiency appliances
- attached sunroom / greenhouse
- large 3' eaves
  - level covered walkway around foundation
  - ( illustrations do not show front eaves )
- low maintenance landscape
  - small yard
  - no landscaping near foundation
  - water source/collection
- low-impact build
  - accommodate run-off
  - permeable drive
  - curb - hidden

---

July 2023 median sales price is **$406,700** which is a 57% increase from the Jan 2020 price of $266,300. **$348,126** Zillow avg home value Sept 2023. Zillow avg for zip 28756 is **$346,379**.

- ( 2022 ) 2,100 square foot spec home costs a national average of **$332,397** 
  - https://todayshomeowner.com/home-finances/guides/cost-of-building-a-home-by-state/
- The average price per acre of single-family, residential land in 2019 was $152,000
  - https://www.sciencedirect.com/science/article/pii/S0304393220301379#ec-research-data

| Exterior | -- | Interior | -- |
|--|--|--|--|
Survey and Engineering |	$5,000	| Electrical |	$11,917
Foundation	| $20,903 |	HVAC | $10,000| 
Framing	| $49,622	| Insulation	| $6,017
Roofing	| $12,551	| Plumbing	| $15,944
Sheathing	| $11,102	| Drywall, Wall Textures, and Painting	| $12,838
Windows and Doors	| $14,615	| Flooring	| $12,964
Siding	| $12,310	| Appliances	| $26,066
Flatwork and Driveway	| $7,501	| Utilities	| $2,799
Deck	| $9,814	| Trim	| $1,844
Landscaping	| $7,500	| Fire Place	| $888
Exterior Total	| $150,918	| Interior Total	| $101,277
|||||
|Other||||
Trash Cleanup and Equipment Rental	| $3,500 ||
Contractor Upcharge	| $76,702||
|||||
**Total** | **$332,397**|||
**Total w/Land** | **$485,000**|||

---

## Property / Land

![adger_house](/img/adger_house.jpg)

Weather, Groceries, Healthcare, Taxes, Accessibility, Social, and Demographics are impotant factors. Some possible locations include Tryon, NC / Flat Rock, NC / Columbus, NC / Saluda, NC / Landrum, SC / Campobello, SC / Green Creek NC / Mill Spring, NC / Brevard, NC / Pisgah Forest, NC / Yamasee, SC / Sunset, SC / Walhalla, SC... or where we are now in Greenwood, SC.

### Considerations

- low grade
  - south facing
- small distance to
  - healthcare
  - grocery
  - social
- large lot
- neighborhood
  - HOA if small and well managed
  - walkable
  - building restrictions timeline
- taxes / appraisal
  - adjoining property values


#### Red Fox / Blue Bird Lots

29 Red Fox Cir, Tryon, NC 28782 - 
https://www.zillow.com/homedetails/29-Red-Fox-Cir-Tryon-NC-28782/2095630237_zpid/

https://www.zillow.com/homedetails/0-Red-Fox-Cir-Tryon-NC-28782/2115025849_zpid/

Red Fox Future, LLC v. Holbrooks - https://www.nccourts.gov/assets/documents/opinions/2014_NCBC_8.pdf?VersionId=IekuqeAIVscxaVO1pjkYpKW9HaCFpxAC

North Carolina Court of Appeals 20-125 Home Realty v. Red Fox Country Club - 
https://www.youtube.com/watch?v=G-tVOo_dgPk  
https://law.justia.com/cases/north-carolina/court-of-appeals/2020/20-125.html  
https://scholar.google.com/scholar_case?case=4634888997300533561  

#### Lake Adger Lots

https://en.wikipedia.org/wiki/Lake_Adger

- The neighborhood called North Highland Farms in original plats.  
- The public boat landing that is leased from Lake Adger Homeowners Association by the North Carolina Wildlife Resources Commission for public boating and fishing
- In 2009 the lake was purchased by Polk County.  Polk County also owns the Lake Adger Dam, all land under the water and all land to the high water line around Lake Adger. 
  - No new docks under purchase agreement.
  - [ongoing dredging](https://dredgewire.com/lake-adger-marina-to-be-dredged-soon/) 
- [Reclassification of Green River Segment Report](https://files.nc.gov/ncdeq/Environmental%20Management%20Commission/EMC%20Meetings/2014/July2014/Attachments/Attachment_A_toAG14-23_ROPforGreenRiverPropReclass.pdf)
- [Water analysis](https://cms4files1.revize.com/polk/Lake%20Adger%20Utility%20Appraisal-2016-Revised.pdf)
- POA origin - Phillip R. Feagan http://feaganlawfirm.com/

Twin Maple Way 2.16ac $90k - https://www.zillow.com/homedetails/0-Twin-Maple-Way-5-Mill-Spring-NC-28756/2060531025_zpid/

Lots 50 & 50a Mountain Pkwy, Mill Spring, NC 28756 3.12ac $110k- https://www.zillow.com/homedetails/Lots-50-50a-Mountain-Pkwy-Mill-Spring-NC-28756/2055931051_zpid/

Highland View 4.52ac $90k - https://www.zillow.com/homedetails/0-Highland-View-Ln-18-Mill-Spring-NC-28756/2071477199_zpid/ - [521 Highland View Ln, Mill Spring, NC 28756](https://www.google.com/maps/place/521+Highland+View+Ln,+Mill+Spring,+NC+28756)



#### Location References

Saluda Grade tracks being converted ( from Landrum to Saluda ) - https://www.postandcourier.com/spartanburg/news/norfolk-southern-to-sell-saluda-grade-tracks-for-sc-to-nc-rail-trail/article_be5e93c4-c36e-11ed-922c-4b4227cd2da6.html

Ecusta Trail - Hendersonville to Brevard - https://www.ecustatrail.org

---

## Financing

- out of pocket from current sale
  - rent or stay put while building
- 12 month construction loan for finishing
- near zero debt 😂

## Build

### Architecture

Architecture - https://davidawindham.com/architecture/

- Cold Frame Steel

#### Architects

- Altura - Asheville NC - https://alturaarchitects.com/work/
- RuegerRiley - https://www.ruegerriley.com
- John Walters - https://jwaltersarch.com
- Heather Schlender - https://storyofyourhome.com/about.html
- Renderings - Dave Philip Walen - Tryon NC - https://davephilipwalen.com

#### Engineers

#### Licensure

- possible GC license to break up costs in parts. 

### Contractors

- 👉🏼 Greg Junge Construction - https://www.junge.construction
- 👉🏼 David Washburn - Washburn Builders - https://www.washburnbuildersnc.com
- 👉🏼 Wally Hughes Construction - http://hugheswnc.com
- Green River Builders - https://www.greenriverbuilders.net
- Red Tree Builders - https://www.redtreebuilders.com
- Todd Usher - Addison Homes - https://www.addison-homes.com/our-team
- John Judd - Judd Builders - https://www.juddbuilders.net/

#### Concrete

- Tri City Concrete - Forest City, NC

#### Framing ( Metal )

- E.S. Walker Construction & Walker Building Systems - Forest City, NC - https://eswalkerconstruction.com



#### Plumbing / Well

#### Drywall Finishing

#### Electrical / Solar

#### HVAC

#### Woodwork

##### Doors / Windows

Marvin ( https://marvin.com ) uses butted joing instead of mitered
- North Windows (4) Marvin Double Hung G2
- North Door (1 - double ) 96" x 96"
- South Entrance Doors - (3)  Mavin 3 Pane Sliding w/Screen ( 107” x 96” )
- South Windows - (2) Marvin Sliding ( 72” x 48” )
- West Window - (1) Marvin Sliding ( 72” x 48” )
- East Garage Door (1) ( 168” x 84” ) 
- East Garage Entrance - (1)  ( 80” x 36” )
- East Greenhouse Door - (1)  ( 80” x 36” )
- Clerestory - (12) Mavin ( 48” x 18” ) (6 Living, 3 Master, 3 Loft) 

##### Greenhouse Glass

### Suppliers

### Metal Framing

- Star Building Systems - https://www.starbuildings.com
- McElroy Metal - Columbia, SC https://www.mcelroymetal.com
- Vulcan Steel - Georgia

### Orgs

- Structural Insulated Panel Association - https://www.sips.org
- Steel Framing Industry Association - https://www.steelframing.org

---

### Inspiration

 - Booken House at Sandhill - https://www.youtube.com/watch?v=co2HYBaB_7A
 - 5894 Highwood Rd, Castro Valley, CA 94552 https://www.zillow.com/homedetails/5894-Highwood-Rd-Castro-Valley-CA-94552/24914789_zpid/
 - Good Haus - Atmosphere Design Build - https://www.atmospheredesignbuild.com/good-haus / https://www.rockwool.com/north-america/advice-and-inspiration/case-studies/2018-fine-homebuilding-california-house/