What Will Your Home Cost to Build?
This tool uses real Western Kentucky market rates to give you a realistic starting range. It is not a quote. The only way to get an accurate number is through a preconstruction budget built from actual subcontractor bids — which is exactly what MCM does before you sign a construction contract.
Configure Your Home
Two-story saves on foundation & roof. 1.5-story is the most expensive per sqft due to complex framing.
Slab is cheapest. Crawlspace adds block walls & floor framing. Basement adds excavation, poured walls, waterproofing & sump. Applied to ground-floor footprint.
Based on est. wall area of 3,640 sq ft. Actual cost depends on design, openings, and material mix. Confirm scope with Ryan during preconstruction.
This range reflects normal market variance in labor and material costs. This is a planning estimate, not a contract price.
| Home Construction | $526,400 |
| Garage | $42,560 |
| Outdoor Living | $20,160 |
| Crawlspace Upgrade | $22,400 |
| Siding Upgrade | $0 |
| Site Preparation | $8,960 |
| 5% Contingency Reserve | $31,024 |
| Midpoint Estimate | $651,504 |
| Cost per sq ft (midpoint) | $233/sqft |
This number means nothing without real bids.
MCM builds a full preconstruction budget from actual subcontractor quotes before you sign a construction contract. That's the only number worth building from.
Request a Preconstruction MeetingOr call directly — (270) 816-4959
What does $/sqft actually include?
This is one of the most important questions to ask any builder — and most don't volunteer the answer.
Some builders quote only heated and cooled living space — meaning the garage, covered porches, basement, and site work are all extra. Others quote turn-key — everything included, ready to move in. The difference can be $50,000–$150,000 on the same home.
MCM quotes turn-key. The estimate above includes garage, outdoor living, and site prep as separate line items so you can see exactly what drives the number — not a single price that hides the details.
Full cost breakdown: What does it cost to build in Kentucky?
What Does It Actually Cost to Skip the GC?
The 12% GC fee looks like the obvious place to save money. But owner-builders routinely pay more in the end — through higher sub prices, rework, and months of extra carrying costs on a construction loan. Adjust the risk slider to see how the math changes.
Conservative assumes minimal rework (10%) and smooth sub coordination. Aggressive reflects industry-reported worst-case (30% rework). Moderate is the typical outcome.
Total Cost
Timeline (months)
| Material premium (retail rates) | +$52,353 |
| Rework & coordination errors | +$116,340 |
| Extra carrying cost (3.5 mo @ 7.5%) | +$12,725 |
| Total added cost vs. using MCM | +$111,614 |
At moderate risk, skipping the GC likely costs you $111,614 more.
That's the 12% fee plus the hidden costs most owner-builders don't account for until they're already in the ground. Adjust the slider to see how your risk tolerance changes the outcome.
Talk to Ryan| Extra months (no GC) | +3.5 mo |
| Material premium (retail vs. contractor rates) | 9% |
| Rework risk | 20% |
| Construction loan rate | 7.5% APR |
- Timeline: US Census Bureau Survey of Construction (2020), via Levelset. Owner-built homes average 3–6 months longer than contractor-built in the South and West.
- Material costs: BuildingAdvisor analysis cited by Benton Builders (2026). Owner-builders lose 5–15% on materials without contractor volume pricing.
- Rework: Industry advisory sources via Benton Builders (2026). Self-managed rework adds 10–30% to total project cost.
- Loan rates: TrueBuiltHome / TridentHomeLoans (2025). Construction loans currently 6.5–9% APR.
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Disclaimer: Planning estimates only. All figures include a 12% GC management fee covering project management, scheduling, subcontractor coordination, quality control, and owner communication — it is not added on top. Actual costs depend on final design, site conditions, material selections, and subcontractor bids at time of construction. MCM provides binding cost estimates only through the formal preconstruction process.
Morreau Construction is a proud NAHB member — National Association of Home Builders.