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The True Cost of a Barndominium Kit: Foundations, Utilities, and Interior Finishing
You see the price tag and you get excited. You can buy a massive 16′×32′ structural shell for under $18,000. That sounds like a steal for a future home. However, the sticker price of barndominium kits is only the first line item on your budget sheet.
Understanding the total barndominium kit cost requires looking past the lumber and siding. You need to account for what goes under the kit, what goes inside the walls, and what connects it to the grid. This guide breaks down the financial reality of turning a Best Barns kit into a fully habitable home.
Key Takeaways
- The Starting Point: Best Barns kits range from roughly $4,500 for a small shell to $17,600 for a large two-story model.
- Foundation First: You must budget significantly for a concrete slab or a pier-and-beam foundation as these are not included in the kit price.
- Utility Costs: Running water, septic systems, and electrical lines to a new site can often cost as much as the kit itself.
- Finishing Materials: Insulation, drywall, and flooring are separate expenses that transform the wooden shell into a livable space.
- Labor Savings: Doing the work yourself saves thousands, but hiring pros for plumbing and electrical work is often safer and required by code.
Table of Contents
How Much Does the Barndominium Shell Actually Cost?
This is the number you know. It is the fixed cost for the materials to build the structure. Best Barns offers transparent pricing for their kits so you can plan effectively.
Handcrafted Homestead Series
If you want a simple workshop or a tiny guest cabin, the entry costs are low.
- Small Start: The 12′×16′ No Loft model starts around $4,495.
- Adding Space: A 12′×20′ with a loft is approximately $5,649.
- Going Big: The Homestead XL 16′×32′ + Transom Doors brings you to roughly $15,223.
Crafted Colossal Series
- The Heavyweights: Both the Man Door and Transom Door versions of the 16′×32′ kit come in around $17,580.
The Bottom Line: You can secure the "bones" of your house for between $5,000 and $18,000. This is incredibly cheap compared to framing a house from scratch, but remember that this buys you the walls, roof, and siding. It does not buy you a bathroom or a place to plug in your fridge.
How Much Should You Budget for the Foundation?
Your kit needs a level and stable base because you cannot just build it on the grass.
Concrete Slab: Most barndominiums sit on a monolithic concrete slab which is a single pour that forms the floor and the footings.
- Cost Factor: You pay for excavation, gravel, rebar, forms, and the concrete itself.
- Ballpark: Expect to pay between $4 and $8 per square foot depending on your local labor rates. For a 16′×32′ kit (512 sq ft), a professionally poured slab could run between $2,000 and $4,000.
Wood Floor System: If you prefer a raised floor, you can use the FortressFloor™ system or build a pier-and-beam foundation.
- Pros: This is easier for DIYers to build than pouring concrete.
- Cons: You still need to dig footings for the posts to sit below the frost line.
What Does It Cost to Connect Utilities and Prep the Site?
This is the most variable part of your budget because location matters. If you build close to an existing house, it is cheap, but if you build in the middle of the woods, it is expensive.
Electrical: You need a trench to run power from the street or your main house to the new barn.
- Rough-in: You need wiring inside the walls, outlets, switches, and a breaker panel.
- Cost: Materials for a small barndo might cost $1,000 to $1,500, but a licensed electrician will charge significantly more for labor.
Plumbing and Septic: This is usually the biggest surprise for new builders.
- Septic: If you do not have access to city sewer, you need a septic system. A new system can cost anywhere from $5,000 to $10,000+.
- Water: Drilling a well is expensive so trenching a water line from an existing house is much cheaper.
What Are the Costs to Finish the Interior?
The Best Barns kits give you a beautiful wood interior, but you need to finish it to meet residential codes.
Insulation: You must insulate the walls and roof.
- Options: Fiberglass batts are the cheapest DIY option while spray foam provides a better air seal but costs more.
- Budget: Plan to spend $1.00 to $2.50 per square foot of wall and roof surface area.
Drywall and Flooring:
- Drywall: Sheets of gypsum are cheap, but the mud and tape take time.
- Flooring: If you poured a concrete slab, you can polish it for a modern look. Otherwise, luxury vinyl plank (LVP) is a durable and affordable choice for barndominiums.
How Much Can You Save with Sweat Equity vs. Hiring a Contractor?
The main reason people choose kits is to save money on labor.
Hiring a Contractor: If you hire a General Contractor to build the kit and finish the inside, the total project cost will likely be 3x to 4x the price of the kit.
Doing It Yourself: If you assemble the kit, lay the flooring, and install the insulation yourself, you only pay for materials so you can potentially finish the project for 2x the price of the kit.
Example Scenario: You buy the Crafted Colossal 16′×32′ for roughly $17,580.
- Foundation: +$4,000
- Utilities: +$5,000 (assuming easy hookups)
- Insulation/Drywall/Fixtures: +$8,000
- Total DIY Estimate: ~$34,580
- Total Contractor Estimate: ~$60,000+
This is why the DIY route is so powerful as you trade your weekends for massive equity in your property.
Have any questions or would like to place an order? We'd love to help! Chat with our friendly customer service team by calling 1-844-945-3625, chatting in on our website or email us at customersupport@wildoaktrail.com. We look forward to hearing from you!
Frequently Asked Questions
What is the average cost to finish a barndominium kit?
Most owners spend between $50 and $100 per square foot to finish the interior, depending on the quality of finishes and how much labor they do themselves.
Does the kit price include the foundation?
No, the kit price covers only the structure. You must budget separately for a concrete slab or wood foundation system and the necessary site preparation.
Is it cheaper to build a barndominium kit than a house?
Yes, generally. The upfront cost of a wood post-frame kit is lower than traditional framing, and the simplified construction saves on labor costs.
Do I need a permit for a barndominium kit?
Yes, if you plan to live in it. You will need building permits for the structure, as well as separate electrical and plumbing permits for the utilities.
How much does a septic system cost for a small barndo?
A standard septic system typically costs between $5,000 and $10,000, though alternative systems for difficult soil can cost significantly more.
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