A very limited budget means that you buy existing, not build new. Building new custom comes at a premium. You need to save more money before going that route. As in several years worth more of saving while you do more research and planning.

Limited budget designs can be achieved but likely will mean some real sacrifices in looks. Basically the most cost effective design is typically a box. Case in point... A 30x30 (900 sq') structure would have 120 ln. ' of exterior walls which require siding and insulation less the window and door area and foundation walls if applicable.

To make an extreme illustration, take a 10 x 90 structure (900 sq') which has 200 ln. ' of exterior walls. Although it's not realistic to build a 10 x 90 structure, it is apparent that there is a huge increase in the wall area, and foundation walls required. The more corners and irregular a foot print is, the more it cost to build.

To make the design the most efficient, you might take advantage of a 2 story design if there is a foundation wall required. This depends on the area you are building in weather it will impact cost or not. In FL for example, basement cost are minimal, so a larger footprint is not more expensive than a 2 story design . In NY, the basement costs are substantially higher ( due to frost depth). So the 2 story is much more economical.

Yes a designer can be less expensive, but you may still need to use an Architect to seal the plans... Check with your building department to answer this, and they may even be able to recommend a design pro.

Thanks for your suggestions. I should probably explain a bit. Two story is out because we need age in place without it looking obviously like that. So although I know building up is more cost effective, it is not what we need. To the point of buying and renovating, there are zero homes for sale in the last two years in the extremely wide radius we are looking in that fit that bill. Everyone has built two and three stories. With an aging population that wants to stay home, there will be a huge demand for such plans. I have scoured the internet and there are a few graceless plans available. We have a decent budget, but I am asking for tips how to maximize it. For example, is there homework I can do? I am a designer of a different sort, and if someone comes to me with a firm idea and samples of what they want, they realize 50% savings. If they are vague and unfocused and change their minds 10 times, they will pay more for my time. I even tell them up front how they can save money. Do architects or builders do this? Thanks!

I'm not certain what homework you could do without knowing the region in which you are planning to build in. For example, foundation types, siding and windows as well as insulation vary greatly by which area you are building in. These selections are really the majority or the "homework" you could do to be cost mindful. In NY, the selections I would steer a tighter budget towards would be:. All vinyl windows vrs. Wood Clad,. Vinyl Siding vrs. Fiber Cement, Wood or Masonry, Ashphalt Roof vrs. steel, Forced air heat vrs. Radiant, Fiberglass insulation vrs. Foam , paint grade vrs.stain grade trim and int. doors, and shop around for better prices on flooring, millwork and countertops. Most Architects I work with like to be involved in the selection process, and take a percent as there fee. I reccomend you make as many selections as possible rather than letting someone make them for you. Most builders are happy to know from the client exactly what they want, and are used to working within a budget.