600K-1.2M to the sky is the limit. Plus land. Plus land improvements like getting power, water, and septic. You’ll be very very hard pressed to get under 600K in this labor shortage and skyrocketing materials and tariffs environment.

Tract builders can build for less. Repetition and building 10x of the same plan with the same design choices gets the cost dow.n. Actual custom is a one off singular design with no economy of scale.

Even mobile homes are $100 a foot these days.