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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

🔑 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.

| 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

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.
  • Reclassification of Green River Segment Report
  • Water analysis
  • 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

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

Engineers

Licensure

  • possible GC license to break up costs in parts.

Contractors

Concrete

  • Tri City Concrete - Forest City, NC

Framing ( Metal )

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

Orgs

Inspiration