One builder's working range, not a market rate
One Central Texas builder put a barndominium at $165 to $250 per finished square foot in conversation with this site's operator on 2026-08-13. That is one builder's working range on the building, before the lot: septic, driveway, power, water, rock and the pad are priced on the site itself. It is not a market rate and it is not a quote.
Source: A working Central Texas builder, in conversation with the operator of this site, recorded the same day, read 2026-08-13.
A per-square-foot range excludes the lot: septic, driveway, power, water, rock and the pad are priced on the site. Other builders in the same counties price higher and lower. Only a builder who has walked your lot can price your project.
What moves a barndominium cost in Central Texas?
The drivers, in the order they move the number: the site work your lot demands, the structure type you pick, the finish level you specify, and the size of the plan. Most people start at the bottom of that list. The plan is the easiest thing to redraw. It is not where the lot costs sit. The full sequence from raw land to finished house is laid out in the guide to building a barndominium in Central Texas.
Site work is everything that has to happen before there is a slab to stand on. The septic system. The driveway and the culvert under it. The power run from the nearest line. The water source. Clearing, grading and the pad. And rock. None of it appears on a floor plan, and all of it is set by the piece of land rather than by the house.
Structure type sets the shell. A post-frame building, a red iron steel frame and a conventionally framed house wearing metal are not the same building. Ask each builder which one they are pricing, what the span is, and what changes if you want a clear span with no interior posts, or a shop bay taller than house height.
Finish level is where the same square footage stops meaning one thing. It can be a sealed slab, spray foam and open shelving, or engineered floors, custom cabinets and a tiled shower. Both are barndominiums. Neither price describes the other. Plan size matters last: ask each builder to price the same plan at two sizes and show you which lines moved. If only the square footage line moves, the plan is not your problem.
Source: A working Central Texas builder, in conversation with the operator of this site, recorded the same day, read 2026-08-13.
Why does the lot move the number more than the plan does?
Because the plan is priced off a drawing and the lot is priced off what is under it and how far away the utilities are. A drawing is the same in Llano County and in Caldwell County. The ground is not.
Central Texas hands you a different problem in each direction. The Edwards Plateau is shallow soil underlain by limestone, with many springs, stony hills and steep canyons. The Llano Uplift is a large granite batholith, the major structural feature of central Texas, and at Inks Lake State Park in Burnet County pink Valley Spring gneiss juts up through the limestone. Rock near the surface is an excavation problem. The Blackland Prairie is named for its deep, fertile black soils. Houston Black soil cracks 0.5 to 4 inches wide from the surface down 12 inches or more when it dries, so ask the engineer who designs your foundation what that soil does to the design. In the Post Oak Savannah the uplands are sands and sandy loams, with a dense clay pan almost impervious to water only a few feet down. Ask the county septic office what that layer does to a system on your lot.
Access is a line item with a county attached to it. In Travis County the approach is concrete, meets the road at about 90 degrees and uses corrugated metal culvert pipe at least 18 inches across, and the county issues no driveway permit at all onto a road it does not maintain. In Burnet County the precinct commissioner sets the culvert location, length and diameter at a site meeting, and driveway approval has to be in hand before the 911 address is assigned. In Williamson County the Road and Bridge Division sizes the culvert on a county driveway permit. In Llano County nothing goes in the county right of way, driveways and culverts included, without the precinct commissioner's written permission. Ask your county road office what it will require before you ask a builder what the driveway costs.
None of this shows up in a listing photo. A land and lot evaluation is what turns those unknowns into line items, and it is worth doing before the land closes rather than after.
Source: Texas Parks and Wildlife Department, Texas Ecoregions, read 2026-09-13.
Source: Texas Water Development Board, Report 360 Chapter 9, Paleozoic Aquifers of the Llano Uplift, read 2026-09-13.
Source: Texas Parks and Wildlife Department, read 2026-09-13.
Source: USDA NRCS, Official Series Description, Houston Black Series, read 2026-09-13.
Source: Texas Parks and Wildlife Department, read 2026-09-13.
Source: Travis County Transportation and Natural Resources, Development Services, read 2026-09-13.
Source: Burnet County On-Site Sewage Facilities and Development Services, read 2026-09-13.
Source: Williamson County frequently asked questions, County Engineer, read 2026-09-13.
Source: Llano County Development Services, read 2026-09-13.
What does the septic system do to a barndominium cost?
It is the site line most people underestimate, because the design is set by the county and the soil, not by the house. A permit is required to construct, install, alter, extend or repair a septic system, and local programs may be stricter than the state minimum.
The state rule exempts a system from planning materials, permit and inspections only in a narrow case: a single family dwelling on a tract of ten acres or larger, meeting all the construction standards, causing no nuisance or groundwater pollution, with every part at least 100 feet from the property line, effluent disposed of on the property, and no other dwelling on the tract. In these six counties, do not count on it. Travis County states no lot-size exemption at all and sets a one acre minimum for a home on septic. Burnet County permits and inspects every on-site system whatever the size of the tract, and will not issue the septic permit without a building permit first. Llano County permits every system whatever the size of the tract. Bastrop County requires a permit for every installation or modification regardless of acreage, with a half acre minimum where there is a public water supply and one acre without one. Caldwell County requires an application, permit and inspection whatever the size of the tract, sets a one acre minimum, and allows only a licensed installer to build the system. Williamson County runs the program through the County Engineer's Office, and a Certificate of Compliance has to be processed before a septic application will be.
Near the lakes a second agency appears. LCRA regulates on-site sewage facilities within a 2,200-foot zone around the upper Highland Lakes and within a 2,000-foot zone around Lake Travis, built as a Restricted Zone at each lake plus a Water Quality Zone extending 2,000 feet beyond it. Inside that jurisdiction a permit is required before any system goes in, no matter the lot size. An aerobic treatment unit carries a required maintenance contract for the first two years, and after two years the owner may do the maintenance only after taking the class and passing the test. That contract is a recurring cost, not a closing cost. LCRA appears as an authorized agent in Travis, Burnet and Llano counties and does not appear in Williamson, Bastrop or Caldwell. Check your address on LCRA's OSSF and watershed jurisdiction map before you assume which office you are dealing with.
The people doing the septic work are licensed and you can check them. Anyone operating as an OSSF installer, apprentice, maintenance provider or maintenance technician in Texas must be licensed or registered by TCEQ, with Installer I covering standard systems and Installer II covering all system types. TCEQ runs a public license lookup for them.
Source: TCEQ, Getting a Permit for an On-Site Sewage Facility, read 2026-09-13.
Source: TCEQ adopted rule text, 30 TAC Chapter 285, Rule Project No. 2021-030-285-CE, section 285.3, read 2026-09-13.
Source: Texas Health and Safety Code Sec. 366.032(b), read 2026-09-13.
Source: LCRA On-Site Sewage Facilities Program, read 2026-09-13.
Source: LCRA On-Site Sewage Facilities Rules, Section 6, Area of Jurisdiction, read 2026-09-13.
Source: LCRA On-Site Sewage Facilities Rules, Section 10.05(b), read 2026-09-13.
Source: LCRA On-site Sewage Rules Frequently Asked Questions, read 2026-09-13.
Source: TCEQ OARS county search, identical entry returned for Travis, Burnet and Llano counties, read 2026-09-13.
Source: LCRA Water Quality Jurisdictions map, read 2026-09-13.
Source: TCEQ, Occupational Licenses: On-Site Sewage Facilities (Septic Systems), read 2026-09-13.
Source: TCEQ, On-site Sewage Facilities: Information for Regulators, read 2026-09-13.
Source: Travis County Transportation and Natural Resources, Development Services, read 2026-09-13.
Source: Burnet County On-Site Sewage Facilities and Development Services, read 2026-09-13.
Source: Bastrop County Development Services, read 2026-09-13.
Source: Caldwell County Development Ordinance, revised February 14, 2023, read 2026-09-13.
Source: Llano County Development Services, read 2026-09-13.
Source: Williamson County frequently asked questions, County Engineer, read 2026-09-13.
Shell or turnkey: which barndominium cost are you looking at?
A shell price and a turnkey price are not comparable numbers. Find out which one each quote describes before you put them side by side. A shell is the structure: frame, roof, skin, exterior doors and windows, sometimes the slab. Turnkey is a finished house you can move into. The gap between them holds the expensive trades, and each one either is or is not in the number you were handed: plumbing rough-in and fixtures, electrical rough-in, panel and devices, HVAC, insulation, interior framing, drywall and paint, flooring, cabinets, counters, tile, appliances. The two paths are compared side by side on the shell and turnkey service page.
Some owners buy the shell and finish it themselves. State law addresses that case directly: an owner-builder building their own primary residence, or acting as their own contractor on it, is not penalized for failing to give the notices. What does not go away are the licensed trades and the inspections. Plumbers are licensed by the state through the Texas State Board of Plumbing Examiners. Electricians are licensed through TDLR, and non-exempt electrical work has to go through a licensed electrical contractor. In Travis County, where a professional builder does the work, at least three inspections by a third-party inspector are required: foundation before the concrete is placed, framing and mechanical before drywall, and completion of the residence.
Ask each builder to price both. A shell number plus your own written finish budget is a real comparison against a turnkey number. A shell number on its own is not.
Source: Texas Local Government Code Sec. 233.157(c), read 2026-09-13.
Source: Texas State Board of Plumbing Examiners, read 2026-09-13.
Source: Texas Department of Licensing and Regulation, Electricians program, read 2026-09-13.
Source: Travis County Transportation and Natural Resources, Development Services, read 2026-09-13.
Why do barndominium cost numbers for Texas disagree with each other?
Because there is no registry behind them. Texas does not require a state license to work as a general contractor, and the Texas Residential Construction Commission was abolished when its enabling Act expired. Every number you read is somebody's sample.
And the samples are not the same sample. One prices a shell. The next prices a finished house. One sits on a flat cleared lot with a water meter at the road. The next sits on granite with a long power run and a well. Check whether the number in front of you is a Texas number at all, and which of those two buildings it prices.
The appraisal world runs into the same shortage. An appraiser selects comparable sales that match the subject property's physical and legal characteristics, because sales in the same area are the best indicator of value. When few truly comparable sales exist, either because the improvements are unusual or because the neighborhood has few sales, the appraiser may use properties that are not truly comparable, provided the analysis is documented and explained. Ask your lender early what comparable sales exist near your lot. If the professionals with access to sold data have to stretch, a page of round numbers is not doing better.
Source: Office of the Texas Governor, Business Permit Office, Texas Business Licenses and Permits Guide, read 2026-09-13.
Source: Texas Sunset Advisory Commission, read 2026-09-13.
Source: Fannie Mae Selling Guide, read 2026-09-13.
Why can only a builder standing on your lot price it?
Because the expensive unknowns are physical and invisible from the road. How deep the rock is. How much cut and fill the pad takes. How far the nearest power line runs. Whether the water is a meter, a well or a haul. Whether the existing track will carry a concrete truck. Whether any part of the lot is in a mapped flood hazard area. Whether the parcel sits over a regulated aquifer zone.
Some of it you can check before anyone walks it. The FEMA Flood Map Service Center is the official public source for flood hazard information produced for the National Flood Insurance Program, searchable by address, place name or coordinates. TCEQ publishes an Edwards Aquifer Map Viewer that shows whether a parcel falls in a regulated zone, and the map can be printed and submitted with an application. LCRA publishes an address-searchable OSSF and watershed jurisdiction map. The Texas A&M Forest Service runs the Texas Wildfire Risk Assessment Portal, a statewide planning tool with wildfire mitigation data, maps and reports.
Even the boundaries get argued. LCRA's own pages put the Lake Travis OSSF zone at 2,000 feet. Travis County is reported to put it at 1,000 feet. Nothing on LCRA's site checked for this page says 1,000 feet. That conflict is recorded here, not resolved, and it is exactly the kind of thing settled by a call to the office that will issue your permit rather than by a search.
Ask a builder to walk the lot and turn those unknowns into lines on a bid. Until that happens, any number is a placeholder.
Source: FEMA Flood Map Service Center, read 2026-09-13.
Source: TCEQ, Edwards Aquifer Map Viewer page, read 2026-09-13.
Source: LCRA Water Quality Jurisdictions map, read 2026-09-13.
Source: Texas A&M Forest Service, read 2026-09-13.
Source: LCRA On-Site Sewage Facilities Program, read 2026-09-13.
How do you compare two itemized bids?
Line up the scope, not the totals. Print both, and mark every line one has that the other does not. A cheaper bid may simply cover less. Work down this list and make each builder answer in writing.
Septic: is the system in the bid, only the permit, or neither? Which agency permits it, the county or LCRA?
Driveway and culvert: who pulls the county driveway permit, and is the culvert the county specifies priced in?
Power and water: is the run from the nearest line priced, or is it an allowance? Is the water a meter, a well, or not in the bid at all?
Site work and rock: is there a rock line, and what happens to the price when the excavator hits limestone or granite?
Foundation: is it engineered for the soil on this lot, and who pays if the engineer calls for more?
Inspections: who contracts them? In a county that has adopted the optional residential building code standards, the builder, not the county, contracts the inspections, and the inspector must be one of six listed qualified persons; the builder may use one inspector throughout or a different one each time. The required stages are foundation before concrete, framing and mechanical before drywall, and completion. Those standards are opt-in rather than automatic, so ask your county whether it has adopted them.
Floodplain: if any part of the lot is mapped, is the Elevation Certificate in the bid? Land surveyors, architects and engineers authorized by law certify the elevation information on it, and it is also what sets the flood insurance premium rate.
Allowances: every allowance is a number nobody has decided yet. Ask what each one buys.
Trades: Texas does not license general contractors, so there is no builder license to look up. Plumbers are licensed through the Texas State Board of Plumbing Examiners and electricians through TDLR, and both agencies run public license searches. Check the subs.
Source: Texas Local Government Code Sec. 233.152, read 2026-09-13.
Source: Texas Local Government Code Sec. 233.154(a)(3), read 2026-09-13.
Source: Texas Local Government Code Sec. 233.154(a)(1), read 2026-09-13.
Source: FEMA 467-1, Floodplain Management Bulletin: Elevation Certificate, read 2026-09-13.
Source: FEMA, Elevation Certificate FAQ, October 2023, read 2026-09-13.
Source: Texas State Board of Plumbing Examiners, read 2026-09-13.
Source: Texas State Board of Plumbing Examiners, read 2026-09-13.
Source: Texas Department of Licensing and Regulation, Electricians program, read 2026-09-13.
Source: Texas Department of Licensing and Regulation, read 2026-09-13.
Source: Office of the Texas Governor, Business Permit Office, Texas Business Licenses and Permits Guide, read 2026-09-13.
What do the permits add, in time rather than in dollars?
Mostly calendar. The clocks below run before a slab gets poured, and several of them run in a fixed order.
Start with septic. The OSSF permitting authority must approve or deny the planning materials and permit application within 30 days of receipt, with a written explanation on denial and an appeal to its supervisory body. Inside LCRA's jurisdiction, allow up to 30 days from the date the application is submitted for a new system permit, not counting design or site complications.
Over the Edwards Aquifer the clock is longer. The protection program covers eight Texas counties, and in the Austin region that means Williamson, Travis and Hays, handled by the TCEQ Austin Regional Office at (512) 339-2929. On the recharge zone every regulated activity needs an approved Water Pollution Abatement Plan before construction starts, with no acreage floor. On the contributing zone a Contributing Zone Plan is triggered where activities disturb at least five acres or are part of a larger plan of development or sale. If a site sits partly on the contributing zone and partly on the recharge zone, the whole site is treated as recharge zone. Administrative review takes up to 30 days, technical review of an administratively complete application takes 90 days, and construction cannot begin until approval issues. A single-family residence may not need its own plan if it is in a master community with an approved plan, or sits on a lot larger than five acres with only that one residence, or keeps impervious cover to 20 percent or less of the legal property.
The order of applications is county business. Burnet County fixes it: 911 address, then building permit, then septic permit, and it will not process an incomplete packet. Williamson County issues no building permits and has adopted no residential building code for the unincorporated county, but a Certificate of Compliance from the County Engineer has to be in hand before a new home goes up and before a septic application will be processed. Llano County asks for seven to 10 business days on a review outside the floodplain, and longer for floodplain work, septic and commercial projects. Bastrop County takes the development permit and the septic permit at the same time. Caldwell County will not issue the Residential Construction Permit until the recorded plat or survey, the deed, tax certificates showing current taxes paid, a sketch of the structure, the approved 911 address and the approved septic permit are all in. Travis County requires a permit for any development at all. The county detail sits on the Travis County page and the Burnet County page.
Near the lakes one more filing appears. The Highland Lakes Watershed Ordinance regulates construction of buildings, roads, paved storage areas and parking lots, plus clearing, excavating, grading, contouring, mining and depositing fill. An LCRA development permit is required if impervious cover will exceed 10,000 square feet and/or land disturbance will exceed one acre. A single-family residence under both of those limits can go the written notification route instead. Under interlocal agreements, 11 local governments administer part or all of the ordinance, so an LCRA permit may not be the one that applies to you. Separately, construction disturbing one acre or more, or forming part of a larger common plan that will, needs coverage under the state construction stormwater permit.
Source: TCEQ, Getting a Permit for an On-Site Sewage Facility, read 2026-09-13.
Source: LCRA On-site Sewage Rules Frequently Asked Questions, read 2026-09-13.
Source: TCEQ GIS metadata, Edwards Aquifer Recharge Zone - Chapter 213 Rules (TSMS), quoting 30 TAC 213.3(8), read 2026-09-13.
Source: TCEQ Edwards Aquifer Protection Program home page, read 2026-09-13.
Source: TCEQ, Water Pollution Abatement Plan page, read 2026-09-13.
Source: TCEQ, What Plans You Might Need, recharge zone branch, read 2026-09-13.
Source: TCEQ, Edwards Aquifer Protection Program: What Plans You Might Need, read 2026-09-13.
Source: TCEQ, What Plans You Might Need, contributing zone branch, read 2026-09-13.
Source: TCEQ, Edwards Aquifer Private Residences page, read 2026-09-13.
Source: LCRA Highland Lakes Watershed Ordinance program page, read 2026-09-13.
Source: LCRA Highland Lakes Watershed Ordinance program page, Required notifications and permits, read 2026-09-13.
Source: LCRA Highland Lakes Watershed Ordinance, Section 4.1(b), Written Notification, read 2026-09-13.
Source: LCRA Highland Lakes Watershed Ordinance program page, Interlocal agreements, read 2026-09-13.
Source: TCEQ, Stormwater Discharges from Construction Activities: Am I Regulated?, read 2026-09-13.
Source: Burnet County On-Site Sewage Facilities and Development Services, read 2026-09-13.
Source: Williamson County frequently asked questions, County Engineer, read 2026-09-13.
Source: Llano County Development Services, read 2026-09-13.
Source: Bastrop County Development Services, read 2026-09-13.
Source: Caldwell County Development Ordinance, revised February 14, 2023, read 2026-09-13.
Source: Travis County Transportation and Natural Resources, Development Services, read 2026-09-13.
What should you ask a lender before you pick a plan?
Talk to a lender before you settle on a plan. Fannie Mae's Selling Guide recognizes single-closing construction-to-permanent financing, where the construction loan and the permanent mortgage close together and the construction loan converts automatically when building is finished.
Several lenders say plainly that they finance this kind of house. Texas Farm Credit states it finances barndominiums along with traditional and manufactured homes, and offers Construction and Homesite Loans covering homes under construction, including barndominiums, and the homesite itself. Capital Farm Credit states it finances barndominiums and metal homes under its construction lending, and offers Homesite Loans for buying the lot with building deferred to later. USDA Rural Development runs Section 502 programs for eligible rural areas, one a direct loan for lower-income applicants and one that backs approved lenders, and it publishes a property eligibility map where an address can be checked. The Veterans Land Board publishes Land Loans and Home Loans for Veterans.
The risk to raise early is the appraisal. When few truly comparable sales exist, the appraiser may use properties that are not truly comparable, provided the analysis is documented and explained. An appraiser may not manufacture a comparable sale by adding a vacant land sale to the contract price of a home, a situation that comes up on construction-to-permanent deals. Ask the lender what happens if the appraisal comes in under the build cost, and who covers the difference.
Source: Fannie Mae Selling Guide, read 2026-09-13.
Source: Texas Farm Credit, read 2026-09-13.
Source: Texas Farm Credit, read 2026-09-13.
Source: Capital Farm Credit, read 2026-09-13.
Source: Capital Farm Credit, read 2026-09-13.
Source: USDA Rural Development, read 2026-09-13.
Source: USDA Rural Development, read 2026-09-13.
Source: Texas Veterans Land Board, Texas General Land Office, read 2026-09-13.
Source: Fannie Mae Selling Guide, read 2026-09-13.
What should you do next, and who should you call?
Do these before you ask anyone for a price. They cost nothing and they change the number.
Run the address through the FEMA Flood Map Service Center and LCRA's OSSF and watershed jurisdiction map. If the lot is in Travis or Williamson County, run it through the TCEQ Edwards Aquifer Map Viewer too.
Call the office that will issue your permits and ask what order the applications go in and what they will not accept without: Llano County Development Services, Burnet County Development Services, the Williamson County Engineer's Office, Travis County TNR Development Services, Bastrop County Development Services, or Caldwell County Development Services with the Caldwell County Sanitation Department for septic.
Ask the county road department, or the precinct commissioner in Llano and Burnet counties, what the driveway and culvert will have to be before you ask a builder to price them.
If the parcel is over the Edwards Aquifer, call the TCEQ Austin Regional Office at (512) 339-2929 and ask which zone it falls in.
Then get itemized bids in the same scope from independent builders and compare them line by line.
Source: FEMA Flood Map Service Center, read 2026-09-13.
Source: LCRA Water Quality Jurisdictions map, read 2026-09-13.
Source: TCEQ, Edwards Aquifer Map Viewer page, read 2026-09-13.
Source: TCEQ Edwards Aquifer Protection Program home page, read 2026-09-13.
Source: Llano County Development Services, read 2026-09-13.
Source: Burnet County On-Site Sewage Facilities and Development Services, read 2026-09-13.
Source: Williamson County frequently asked questions, County Engineer, read 2026-09-13.
Source: Travis County Transportation and Natural Resources, Development Services, read 2026-09-13.
Source: Bastrop County Development Services, read 2026-09-13.
Source: Caldwell County Development Ordinance, revised February 14, 2023, read 2026-09-13.
Also on this site: barndominium construction.
Questions people ask
- Does the range in the cost box include the lot work?
- No. It is one Central Texas builder's working range on the building itself, given in conversation with this site's operator. It is not a market rate and it is not a quote. The septic system, driveway and culvert, power run, water source, rock and pad are priced on the site, on top of it.
- Is a barndominium cheaper than a conventional house here?
- Nothing here prices one against the other, so treat any page that does as a guess. Both come down to the same four things: the site work the lot demands, the structure type, the finish level and the size of the plan. Ask each builder to price a shell and a finished house on the same lot, and compare the two line by line.
- Do I need a permit to build a barndominium in these six counties?
- Something is required in all six, but not the same thing. Travis County requires a permit for any development. Bastrop County requires a development permit for all development in the unincorporated county. Burnet County issues Class A and Class B building permits outside city limits. Caldwell County requires a Residential Construction Permit. Llano County issues a development permit, not a building permit, and runs no building department, code or inspector. Williamson County issues no building permits but requires a Certificate of Compliance from the County Engineer before construction and before a septic application. Inside city limits, ask the city rather than the county.
- How long do the approvals take before construction can start?
- It depends which approvals your lot triggers, and several clocks run before a slab can be poured. A septic permitting authority has 30 days to approve or deny planning materials and the permit application. Inside LCRA's jurisdiction, allow up to 30 days for a new system permit, not counting design or site complications. Over the Edwards Aquifer, administrative review takes up to 30 days and technical review of a complete application takes 90 days, and construction cannot begin until approval issues. Llano County asks for seven to 10 business days on a review outside the floodplain and longer inside it.
- Can I buy just the shell and finish it myself?
- Yes. An owner-builder building their own primary residence, or acting as their own contractor on it, is not penalized for failing to give the statutory notices. The licensed trades still apply: plumbers are licensed through the Texas State Board of Plumbing Examiners, electricians through TDLR with non-exempt work going through a licensed electrical contractor, and in Caldwell County only a licensed installer may build the septic system. In Travis County, where a professional builder does the work, at least three third-party inspections are required at foundation, framing and mechanical, and completion.
- Will a lender finance a barndominium in Texas?
- Some state it plainly. Texas Farm Credit says it finances barndominiums along with traditional and manufactured homes, and offers Construction and Homesite Loans. Capital Farm Credit says it finances barndominiums and metal homes under its construction lending, and offers Homesite Loans for the lot alone. USDA Rural Development runs Section 502 programs for eligible rural areas and publishes a property eligibility map. The Veterans Land Board publishes Land Loans and Home Loans. Raise the appraisal question early, because comparable sales for this kind of house on acreage can be thin.
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