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Living area
2,744 sf
2 storeys · 16 interior walls
Garage · porch
576 · 160
sf
Framing
12,068 bf
1,357 members · 53 trusses
Roof
35 sq
3,142 sf gable, 6/12
Budgetary range
$405,000 – $707,000USD
$148–$258 / sf
Building kit$64,700 – $107,500
Doors & windows$14,900 – $29,800
Foundation$15,000 – $24,500
Erection labor$56,300 – $102,500
Interior & MEP$253,900 – $442,300
Budget only, not a quote. Planning rates, Oct 2026: regional material and labor factors and fixed exchange rates. Excludes land, site work, permits, engineering, utility connections and taxes.
- Level 2 floor: 1 flush beam keeps joist spans under 20′ — carry it on a bearing wall or posts below.
Material takeoff
Counted from the framed model · wood
| Category | Item | Qty | Unit | bf | Notes |
|---|---|---|---|---|---|
| Exterior walls | Stud — 2×6 SPF #2 | 223 | pcs | 1,888 | 98× 103.5″, 80× 91.5″, 45× 115.5″ |
| Cripple — 2×6 SPF #2 | 99 | pcs | 201 | 54× 33″, 26× 11.75″, 12× 19″, … | |
| Jack stud — 2×6 SPF #2 | 54 | pcs | 370 | 50× 82.5″, 4× 78.5″ | |
| King stud — 2×6 SPF #2 | 54 | pcs | 444 | 28× 103.5″, 24× 91.5″, 2× 115.5″ | |
| Header — 3-ply 2×12 | 3 | 8′ lengths | 38 | 6 LF × 3 plies + 8% | |
| Plate / track — 2×6 SPF #2 | 76 | 16′ lengths | 1,125 | 1125 LF + 8% | |
| Header — 3-ply 2×10 | 18 | 8′ lengths | 211 | 42 LF × 3 plies + 8% | |
| Sill — 2×6 SPF #2 | 10 | 8′ lengths | 72 | 72 LF + 8% | |
| Header — 3-ply 2×8 (shallow, check span) | 16 | 8′ lengths | 156 | 39 LF × 3 plies + 8% | |
| Header — 3-ply 1¾×14 LVL | 4 | 16′ lengths | 99 | 16 LF × 3 plies + 8% | |
| Interior walls | Stud — 2×4 SPF #2 | 160 | pcs | 855 | 97× 91.5″, 63× 103.5″ |
| Cripple — 2×4 SPF #2 | 22 | pcs | 13 | 12× 5″, 10× 17″ | |
| Jack stud — 2×4 SPF #2 | 22 | pcs | 99 | 22× 81″ | |
| King stud — 2×4 SPF #2 | 22 | pcs | 118 | 12× 91.5″, 10× 103.5″ | |
| Header — 2-ply 2×6 | 10 | 8′ lengths | 68 | 34 LF × 2 plies + 8% | |
| Plate / track — 2×4 SPF #2 | 43 | 16′ lengths | 420 | 631 LF + 8% | |
| Floor framing | Beam — 3-ply 1¾×11⅞ LVL | 9 | 16′ lengths | 228 | 44 LF × 3 plies + 8% |
| Floor joist — 11⅞″ I-joist | 68 | 14′ lengths | 1,751 | 875 LF + 8% | |
| Rim — 1⅛×11⅞ rim board | 10 | 16′ lengths | 158 | 144 LF + 8% | |
| Porch | Post — 6×6 PT | 3 | pcs | 81 | 3× 108″ |
| Beam — 2-ply 2×10 PT | 5 | 16′ lengths | 118 | 36 LF × 2 plies + 8% | |
| Roof framing | House Common truss, 28′ span, 6/12 | 21 | pcs | 24″ o.c. over 44′ | |
| House gable-end truss, 28′ | 2 | pcs | verticals at 24″ for sheathing | ||
| House Common truss, 20′ span, 6/12 | 6 | pcs | 24″ o.c. over 14′ | ||
| House gable-end truss, 20′ | 2 | pcs | verticals at 24″ for sheathing | ||
| Garage Common truss, 24′ span, 6/12 | 11 | pcs | 24″ o.c. over 24′ | ||
| Garage gable-end truss, 24′ | 2 | pcs | verticals at 24″ for sheathing | ||
| Porch Mono truss, 8′ span, 3/12 | 9 | pcs | 24″ o.c. over 20′ | ||
| Hurricane tie H2.5 | 106 | pcs | both heels | ||
| Sheathing | ¾″ T&G subfloor, 4×8 | 42 | sheets | 1232 sf | |
| 7/16″ OSB wall sheathing, 4×8 | 120 | sheets | 3490 sf net of openings | ||
| ½″ OSB roof sheathing, 4×8 | 109 | sheets | 3142 sf incl. overhangs | ||
| Envelope | House wrap, 9′×100′ roll | 5 | rolls | ||
| Fiber-cement lap siding | 40 | squares | 3490 sf + 12% | ||
| Architectural shingles | 105 | bundles | 35 squares | ||
| Synthetic underlayment, 10 sq roll | 4 | rolls | |||
| Ridge cap / hip shingles | 3 | bundles | 91 LF | ||
| Drip edge, 10′ | 41 | pcs | 409 LF | ||
| Soffit and fascia | 409 | LF | vented soffit at eaves | ||
| Doors & windows | Vinyl double-hung window, 3040 | 24 | pcs | low-E, argon | |
| Exterior door, 3068 fiberglass | 1 | pcs | pre-hung with lockset | ||
| Patio slider, 6068 | 1 | pcs | |||
| Garage door 16×7, insulated | 1 | pcs | with opener | ||
| Interior door, 2868 pre-hung | 11 | pcs | |||
| Insulation & drywall | R-21 wall batts | 3,491 | sf | exterior walls | |
| R-49 blown attic insulation | 2,744 | sf | top-floor ceilings | ||
| ½″ drywall, 4×12 | 225 | sheets | 9814 sf walls + ceilings | ||
| Foundation | 4″ slab on grade, 3000 psi | 28 | cy | 2088 sf incl. garage | |
| Thickened-edge footing 12×18 | 11 | cy | 172 LF perimeter | ||
| ½″ anchor bolt @ 6′ | 37 | pcs | |||
| Cabinets & tops | Base cabinet | 25 | LF | 11 pcs · 34½″ + top to 36″ · 6× 36″, 2× 24″, 1× 15″, 2× 9″ | |
| Sink base + sink | 1 | pcs | |||
| Wall cabinet | 22 | LF | 11 pcs · 42″ tall at 54″ AFF · 4× 36″, 2× 24″, 2× 21″, 1× 15″, 2× 9″ | ||
| Tall pantry | 1 | pcs | 96″ tall | ||
| Quartz countertop, 1½″ edge | 79 | sf | templated, with sink cut-outs | ||
| Island | 5 | LF | 1 pcs · 1× 60″ | ||
| Vanity + top | 13 | LF | 3 pcs · 21″ deep, 34″ high · 1× 72″, 1× 48″, 1× 30″ | ||
| Appliances | Dishwasher | 1 | pcs | ||
| Range + hood | 1 | pcs | |||
| Refrigerator space | 1 | pcs | space and water line; appliance by owner | ||
| Plumbing fixtures | Toilet | 3 | pcs | ||
| Tub / shower | 2 | pcs | |||
| Shower | 1 | pcs | |||
| Closets | Closet rod + shelf | 21 | LF | shelf at 66″, rod at 64″ · 21 LF | |
| Lighting | Recessed can | 52 | pcs | ||
| Pendant | 2 | pcs | |||
| Flush mount | 11 | pcs | |||
| Vanity light bar | 3 | pcs | 1× 48″, 1× 42″, 1× 24″ | ||
| Exterior wall light | 5 | pcs |
Concept framing, takeoff and budget from a drawn or AI-read plan. Spans, beams, shear walls, foundations and energy code need a designer or engineer and your building department before you build or price for real.