Unlike internet plans that do not include any engineering, mine do! Not only do they include engineering in terms of the size and type of materials for your roof system, floor system, and the sizing of any necessary beams, one of the 1st steps in the design of your project is for me to visit your site where we will go through an extensive checklist to aid in the correct design of your plans. How much slope does your land have? How many daylight walls can your basement have? Which side(s)? How much retaining wall, if any, do you need? Where is your driveway going? Where will your plumbing stub out of the foundation to tie to septic? Is your well at least 100' from your septic? Where will your HVAC compressors and air handlers be located? Do you need a propane tank and where is it going? Talk about being empowered when you meet with your builder for the 1st time! With my plans you will not be at the total mercy of your builder and your re-work should be cut to very near 0 if the builder is paying attention!
In terms of pricing it really depends on the size and complexity of your plan. Supposedly the average architect charges between 8%-15% of the cost of construction. Considering the cost to build a nice custom home is now $250 per heated square foot, then an architect's fee to design a 2000 sq. ft. home would run between $40,000-$75,000. This is in line with what was just shared with me, in 2023, by a doctor that I designed a home for just a few months ago. Then how are plans being sold online for $1,500? Because there is no engineering, no site planning, and the architect is betting they are going to sell 100's of copies of their plans.
Well what is your pricing Tyler!? Blue Willow boy!(lol) Well let's consider a couple of things first; 1- I use powerful design software that lets you "see" your home, inside and out, in vivid detail, before the 1st nail is ever driven. And it is deadly accurate! Want to see what that Sherwin Williams paint color looks like on your walls? There is a Sherwin Williams catalog in my software. Not sure if you want a shaker door or raised panel door for your cabinets? I can show you that too, including with various wood species and minwax stains or paint colors! Not sure if you want the Kohler or Delta sink fixtures? I have both of their catalogs in my software. How about a James Hardie Catalog? Yeah, got that too! When I say "See It Before You Build It", I truly mean it. 2nd thing to consider; the time needed to design a custom home plan is typically 150-200+ hours. Not to mention the software and the computer to run the software are over $10,000 plus additional yearly costs to stay current with the software.
My current pricing is 2% of the cost of new construction. Multiply your heated square footage, heated only, times $250 and that times .02. I'm still substantially less than an architect who typically doesn't have the field experience I do considering I began in this business as a framer over 25 years ago. Additionally, if I'm also the builder of your home I will rebate a portion of that fee.