It all depends upon the site.

A 2M+ build needs an architect to determine what will fit the site well. And to design it.

Things that influence the design include compass orientation of the structure, levelness of the site and any views and other features. Neighbors also.

Thanks for the replies-we plan to level the immediate area for the house, but of course won't have any idea of other site factors ? We'd just like to give some rough plans to a builder to ensure we can afford to custom build in the first place, before purchasing a lot.

HU-249558342- Forgive my ignorance to some of the abbreviations. I assume 2M means 2 million? If so, I'm not sure why you'd think we have to spend that much because there's no way we can afford that! Very rough estimates from a couple of builders, just for the house and based on square footage with standard finishes, is about $250/sq ft.

How do you know you'll need to level the area if you don't have a lot?

You can't give rough plans to a builder if you don't even have a clue what your lot will be like.

To see if you can afford a custom build, go to open houses of new builds in your desired area and see what the prices are.

Unless you're in a low cost of living area, I think you're being very optimistic with $250/sq ft. And that's not really how houses are costed out. Our builder told us it would cost us about $225-$250 back in 2015. In reality it cost us $313 a square foot. Of course I didn't want builder basic.

True- we don't have a lot yet. My point is that when we do find one, if the spot where we want to build isn't level, we would have it leveled.

We do plan on looking at new builds in the desired areas. I definitely know it is lower cost than where we currently live.

If houses aren't costed out by price per square foot (and I've been told that is a ROUGH estimate), than how are they costed out?

My favorite plan I lived in was an H. Well, maybe a lowercase h. Perfect. For its site. It wouldn’t work where I am now. I also have an 8-acre flat property with a small lake. Would I want that house there? Maybe, but with significant changes, that would probably turn it onto something else altogether.

Get the site. Then plan the house for you and the site.

A bunch goes into the cost of the site. Are there sewer and water services available? If not, you need a well and septic field with the attendant cost. And some land won't support one or both. Sloping sites allow or require walkout levels and may limit driveways because of the angle. Being able to orientate the main rooms with South facing windows adds light especially during winter months when the sun angle is much lower than it is now. A view can add enjoyment and complication to your design. Neighbors create privacy considerations in the house and when you're doing things outside like gardening. If you choose a lot in a developing area, HOA fees and restrictions can be attached.

Huge Win for Homeowners Over HOA Fees - YouTube

" If houses aren't costed out by price per square foot (and I've been told that is a ROUGH estimate), than how are they costed out? "

Detailed drawings. Everything picked out and chosen ahead of time. Limit changes during construction. Have everything priced that you have selected. Leave as little as possible until later. Something will happen, will come up and will change which is also why it is imperative to have a 15% contingency fund.

$250 a square foot is an entry level already built home in most average costs locations. Easily double that for a new custom build that isn't entry level. You are not in a medium cost of living area. You are in a high cost of living area. The property, as raw property, can cost more than your idea of your full end budget. Then add all the things to make it buildable, before you ever get to break ground. After it's all built, there is the upkeep of 2 acres, which is not an inconsiderable amount of work for someone who wants to be retired.

My point is that when we do find one, if the spot where we want to build isn't level, we would have it leveled.

Nice point but my point is not all lots can be leveled out. Well they can but it would eat up the majority of your budget.

If houses aren't costed out by price per square foot (and I've been told that is a ROUGH estimate), than how are they costed out?

They're costed out by having a finished plan like Millworkman said.

After it's all built, there is the upkeep of 2 acres, which is not an inconsiderable amount of work for someone who wants to be retired.

Yes is this something YOU are going to do or will you hire out? I'm on a 90 x 95 city lot and even my small lot costs monthly to upkeep.

In addition, right now you're healthy. What happens if something happens? Will you still be able to maintain the house and grounds? Another thought. Does the area you're moving to have good healthcare?