Build on Your Lot Houston – What Drives Costs…

Continuing our Build On Your Lot (BOYL) conversations for Building a New Home in and around Houston.  We will now review some typical costs associated with Building a Custom Home in Houston & its Surrounding areas.  While there are multiple factors that can influence cost:  There are 3-Main Phases of Building on Your Lot are:  (1). Lot/Site Preparation  (2). the House or Structure itself   (3). Selections & Finishes of Your Home.  So, lets cover some of the most common Cost parameters when Building on Your Lot.

Please understand that I’ll be speaking generally about Price per SQFT (considering this is common verbiage in our industry), price per sqft is more suitable for big box builders who builds the same 5-or-10 floorplans with the same sets of finishes for each home.  Outside of those parameters, price per sqft conversation is a Roadmap to help Navigate the intricacies of building a new home. Although this was all way simpler pre-covid, we are not going to shy away from those conversations now.

*This is a little long winded, but you will not find this much information from another Homebuilder online.  IF you’ve built a custom home before or you’re more familiar with the design-build process, this may be not as essential.  We are wanting you to gain a foundational understanding of what all is involved in the Custom Home homebuilding process.   This transparency in communication is the Zander Homes Difference that you deserve!

BUDGET:  Ideally most homebuilders have a starting point on building a typical New Home.  Most builders definitely would not dare to quote prices like we are attempting to do here online, without strict plans & features being noted. There are just too many variables of a home that directly affects the cost.  BUT, this is what we are going to attempt to do for a basic understanding of building a home.  The starting price of a typical American/Houston suburban home would cost.  What WE are working off of is a “Typical Home.”   An example of this would be:  2-story single family home, 3,000/sqft, 4-bed/3.5-bath, 2-car attached garage with a 10’x12′ covered back porch, on a regular 7,000.sqft lot that is ready to be built on.  This can be considered Typical by almost anyone’s definition generally speaking.  Things that would not be considered typical for “This Conversation” are: 3&4-story townhomes, very small 1,500sqft (or) large 5,000sqft homes, very ornate architecture or modern house plans, as well as development work etc. For this discussion, we will stay with this baseline typical house.  Although we’ve built all the above mentioned, they can have different costs associated to them because of the type of home it is – so we won’t reference them.  For example, did you know that HVAC or Electrical wire on a 2500/sqft, 4-story townhome is a lot more than the same sized 2500/sqft 2-story home.  You will hear us use this analogy a lot – but think of a car dealership ie: for example, let’s compare it to being a Ford’s F-150 Truck.  While there is only one Ford F-150 pickup of truck, there are currently about 8-different trims or models from the XLT to the King Ranch, Limited’s and so forth. They all offer different options at different starting prices from $35k to $90k.  So, while a home is a home (just like, a truck is a truck); what goes into each one makes it unique and can dramatically affect the total costs.

We are in a small niche of Custom Homebuilders in Houston that is offering a well built and affordable entry point to a custom home. Of course this is not all that we build, nor offer as we have built a wide variety of homes and price point throughout the years (we’re establishing the fundamentals to building a custom home). We do acknowledge each home is as unique in its size, design, budget & finishes. Just as each person in those homes are uniquely different people.  Our goal is to pull together all our years of experience, resources and expertise to help create the home of your dreams.  We will speak in great detail about the home building process in general – but this concept can be used at all levels of homebuilding, from the entry level home or truly elaborate custom design build.

Here at Zander Homes, our BUILD ON YOUR LOT (BOYL) programs start out at $175’s /per living square footage for most markets.  This is the home, its structure and some pre-generalized finishes.   This does not include lot development, current demolition of existing property, soils testing, the clearing of trees, architectural fees to name a few.   BUT we will Include the Structural Engineering costs, Some Permitting costs & others.  We can absolutely take care of all those items for you such as: demo, lot prep, architectural designs etc. Each of these items can vary from jobsite to jobsite.  So, our $175’s/sqft is considered a typical home with our new home features – it would be similar to a nice production+ level home in the suburbs if you were trying to compare apples to apples (of course not your KB entry level homes, nor your custom home that’s sitting on the golf course either).

While every builder should be able to say to anyone that this a typical home or plan with their features will cost X-amount.  For us, those conversations start at the $175’s per living square foot, you can consider it similar to the car example – it’s our Ford F-150 Lariat (not a King Ranch or Limited). This is why it can be hard to quickly quote x-price, as we don’t build & sell that many base model F150’s – since most people want more hard surface flooring, upgraded energy features, more or custom cabinetry and the list goes on.  So, using the car dealership example, our $175/sqft is a nicely equipped New Home, it is by no means the fully loaded or luxury truck (using the car example), but it’s also not the basic starter home either, with Formica countertops, carpet only, nor crown moldings and beige painted walls. It is important that you understand what finishes & features you’re getting from your builder in your new home as this is a big costs driver.  While most of these finishes & features will be very similar between builders – the customizations can set apart builders as well.

*Choices are BIG!!!  Zander Homes believes it offers More Choices for you to Customize Your New Home as you desire than our competitors, this is true even at our base price homes of $175/sqft.  Most big builders have their base packages limit selections to dramatically save time & costs. So, you may only be able to pick 1-of-3 paint colors or 5-countertop choices. All businesses have to limit their options to keep costs affordable including homebuilders.  IF a builder can’t show you what say your countertop selections would look like at x-costs or level, be leery. Or if you don’t abide by those three choices; it’s typically sorry that’s what we offer & your contract states this or it’s considered a custom change order no matter how small of a change.  This possibly means more costs to you even for something that may seem like a simple choice such as a paint color besides builder beige. We are not saying that we offer limitless selections either (we can, it just depends on your budget); we are speaking about starting the custom home building process & noting how options are made available to you.

Yes, everything is more expensive than it was a few years ago, and all the economic forecasting suggest that it will keep increasing in the coming years. I personally do not foresee pricing for materials, labor, land or others ever touching where it was prior, maybe at best some things may plateau for a short time, but we’ve yet to see this happen.  *So many people get fixated on the Entry Price when speaking to someone.  You as the consumer have to be very careful as to make sure it includes everything and if not, what is it and what those projected costs may be. An example could be when you’re building downtown in Houston’s 1st ward area – a lot of times they don’t have sewer available & the City of Houston makes you the consumer pay for that development. So, when running 100′ of sewer line & dropping 2-or-3 manholes could easily run $75k.  This does not sound fair & I agree, but this is what homebuilders are doing all over the city (they’re now doing the city’s development work).  Most homes are not built in that area so this may not affect you – but maybe you have an acre of land, have you priced out fully sodding that yard today?  Most infill lots in Houston are 5,000 or 7,500 sqft not 45,000sqft.

Remember there are 3-main factors to building a home: Structure of the home, the lot or development your property, the finishes & features in your home. Sometimes having a price conversation with a builder in the beginning may seem like we’re asking what you spent on groceries.  Your answer may depend, are these just general groceries to get through the week – or are we speaking about getting fresh produce & meat?  What if we need all of the above as well as all the toiletries and misc. paper products & cleaning items.  As you can see there are many layers to it all.

Houston is a great city, as there are lots of great people and companies here locally and there are also let’s say a lot of not-so-great ones as well.  My best advice is to find a well-respected, knowledgeable & reputable homebuilder. Did you know that the State of Texas does Not require Homebuilders or Remodelers to be licensed or registered?  Some of the trades (hvac, electrical, plumbing – yes).  So how do you know you’re working with a reputable company? ~Find one not afraid to tell you this and other information, see what their accreditations or recognitions are and so forth.

Each homebuilder will price things differently according to their costs as a company, various options or packages, all to help deliver their product with certain features at x-price point.  My suggestion is to find the builder who best matches what your budget and desires match up to as long as they’re sensible. Don’t go to the high-end custom builder wanting them to build you a $500k home, most of those guys wont build anything less than $1M.  Similarly, don’t go to the person who just started, or who mainly only builds entry level type of homes, hoping that they’ll “stretch” their building knowledge and understanding to get your bigger or more custom home for a better price.  This is your Home, make sure the company & home align with one another – if not stop and ask yourself why not.  IF you read this & learned more here, than you did during your conversations with a builder that should be telling, knowing this and staying in those parameters will save you a lot of headaches down the road.

HOME WARRANTY:  Also, within our price we offer a 1-2-10yr Home Warranty that is “Insured Backed Policy” vs the typical “Self or Builder-backed” home warranty that most builders offer.  This is a HUGE DIFFERENCE in the product as well as costs, but the Peace of Mind is substantial.  What’s the difference?  All warranties are Not the same.  It’s basically about risk mitigation – meaning if the worst case scenario happened & your builder went out of business for any reason, with an Insured Back Home Warranty your warranty is still in place, similar to a Life Insurance policy.  IF it’s builder back policy & that builder is gone, so is your warranty.  We started offering this to all our homeowners a few years ago, when while auditing everything, we learned about the substantial differences & benefits to you as the consumer + IF I was building with a homebuilder, this is what would we want!

SUMMATION: To summarize the above: we agree that price does matter, and we fully understand this.  With us you can get a nice home with nice finishes Starting at $175’s/sqft, but it’s also not the homes that you’ve seen off of Pinterest or Houzz.  Most of the pictures showcased online are just that, “showcased homes,” someone’s best work which correlates to a much higher price.  Please understand while we state the words: standard features, entry level or starting at – this does not mean you’re getting Formica countertops & all carpet, lol.  But this is not 3-car garage, wrap around porch, cabinets to the ceilings and wood flooring or professional appliances with lots of millwork etc.  I know most of you reading this understands that, but we just want to be as transparent as possible.

While we know everyone (including myself) wants value – we understand that value is proportionate with whatever item desired. While I may spend $100 on a pair of tennis shoes without thinking much about it, I will typically invest much more wisely for certain items like a home, vehicle, education, retirement or other assets and so forth, as I know that Not all things are created equally.  With that being said, we will turn away from an unrealistic inquiries or people who are just price shopping. There is always someone cheaper, or who will do xyz for a client. There is always someone cheaper. We understand our value and know that there are not many builders who can build at our price point and features all over Houston, as well as have the knowledge and know how to do so.  There are Lots of Great builders who costs more than we do, who are building beautiful homes all over. Our goal is not to haggle with anyone – we want to offer you the value of a well-built home & start the process of building & warranting your home correctly. It’s about transparency – this is why we’ve taken all this time & knowledge and wrote it online for free and everyone to be aware of for their benefit.

The majority of the homes that we’ve built the last few years are averaging in the low $200’s/sqft.  Most of our homes being built lately are to professional’s who are trying to find the best value for them and their families & work with a reputable builder who does good work and is transparent in it’s build and processes. We’ve built homes at our entry prices as well as above the $250’s sqft.  We are building Your Home, not ours.  We will build it to suite you and customize it as much or as little as desired.  A lot of times we have standard’ish $200’s sqft home that our clients may add in a few custom features on top of, such as; floating stairs or professional appliances or others.  Thus, that item(s) may skew the price per sqft conversation – just like you see all these big trucks in Houston jacked up with big tires and suspensions – the truck may have been $73k but they just added $30k of the above mentioned.

As I mentioned there are lots of great & not so great homebuilders here, but there are plenty of good custom homebuilders whose entry price point is well above ours.  Sometimes you may be paying for their name, size of company or their courtship process of selecting items, more than the final product of your home. Sometimes this is their costs and makeup of their business as to get xyz desired finishes & features it just simply costs more. All that I can do is speak from experience as well as speculate on other items. Whatever the reasons are, prices can vary widely for a lot of different reasons between homebuilders – it’s almost impossible to say this is the reason why or not. That is not in and of itself a bad thing.  We at Zander Homes are trying to keep what we call “the fluff” to a minimum so that your home costs are as low as possible.  What’s the fluff you ask?  For us, it’s not spending money on things like print marketing or model homes, unnecessary/unessential personnel, downtown prime office location and so forth.  While a model home shows Great to potential buyers, it cost a lot of money to purchase the lot, then build & decorate – then to maintain utilities and a person there every day; not to mention taxes.  All those costs have to be made up somewhere by something or someone and companies typically pass through those costs to you the consumer.  We will try to take you through any current homes we have under construction, we have professional photography of our past homes to showcases our products – we even send you to our partnering showrooms for some items that we do not keep at our own Zander Homes Design Center.  All of that “fluff” as we coined it, does have its place in homebuilding & there’s an associated cost to it. We are just trying to be a little different and more pliable in today’s homebuilding market, taking advantage of efficient practices and technologies to help save you money!

COSTS DETAILS:  Let’s chat a little more in detail of some costs.  For example a 3,000.sqft 1-story home will costs more than the exact same finished & feature 2-story home.  Why or how you may ask; the concrete foundation is much larger and is one of most expensive items in building as well as the often overlooked required engineering of that larger foundation.  The roof is also larger, which has some of the largest lumber in your home, then you add in all the roof decking and shingles etc.  So, we just broke down how the exact same home size & exact same finishes can cost more or less.  *Drive to a nice subdivision, you’ll see where the big builder’s 1-story homes costs more than the 2-story homes. Another example is the exterior facade. Just like anything there are hierarchy of costs – siding, brick, stone, stucco and so forth. Also, how much brick is going where? When you’re trying to build as affordable you may get a brick front or a brick hug, where the rest of the home is siding versus 3-sides brick or full brick.  Obviously were not speaking of custom bricks or designs or others, we’re just speaking of the average item & install.  Or this can go into flooring, carpet in bedrooms and hallways vs more hard surfaces in primary bedroom or throughout.  With appliances there’s typically 3-levels of appliances from standard Whirlpool or GE appliances to mid-level like a Bosch to more Professional appliances like Thermador.  That can easily be $5k or $35k differences (that’s a $2 or $12 sqft number).  This list is unlimited and can keep expanding on the above or go into hundreds of other options. If you’re not familiar with building a new home, it’s verbiage or many variations – this should help delineate how things may costs more or less.

MUNICIPALITIES:  Some municipalities will cost you more to build in than others.  It’s typically less expensive to build in the County vs the City, I think most can attest to that.  Most of the time it’s due to permitting fees and costs.  Over the last few years all those permitting fees have gone up dramatically, permitting fees can run you on average $7-$10k, and the larger the home the more costs.  Bellaire is a few thousand dollars more than Houston currently and Hedwig Village is typically more than both Bellaire and Houston.  Each city can have it’s own rules to abide by; ie: Hedwig will require Civil Engineering plans and Drainage work done & verified even if you’re not in a floodzone.  West-U will require you to use Piers in Foundation, Copper Plumbing Lines, Firerock vs standard sheetrock, or you can not cut a tree-root thicker than your thumb without getting an Arborist to Inspect it first (if you do, you’ll be fined).

BUDGET:  We always start with asking a client what their budget is.  We don’t have a desire to spend your max budget as sometimes people may think, lol.  We are trying to decipher what price point we’re working with, then work backwards from there. Meaning how do we take this x-size of home & x-desired features and make it fit into x-budget. We do have clients who may be maxing out their budget to get the home in the place they want it & that will be a leading driver of all that we do.  As well as we do have many clients where that’s not so, but either way we are always working to the value proposition and end result of building your new home. A good example of this is Mr. & Mrs. Homeowner states they have a $700k budget and want a 3,000.sqft home (quick math 3000 x $175 = $525k) so they have a healthy budget. But they know that they want wood flooring throughout, fully stucco home and Jenn-Air appliances.  This is easy to work with & we’ll not hit their full budget, but if Mr. & Mrs. Homeowner.2 stated the same with a $550k budget, we can build the home, but it couldn’t include all the same items – we may be only able to include the appliances.  Or what if we used Bosch appliances and got a little more wood in the main areas versus carpet. This is what we’re trying to work to for all our clients. Each home is different just as each client is different.

FLOOD ZONES:  IF you’re in a flood-zone we start at the $200/sqft, “no matter what”.  This is the cost difference to build up your house in a flood zone, from framing, material differences, exterior façade, civil engineering design, drainage, permitting, extra contractors and so much more…  *You’ll actually notice that not all custom builders can, nor want to build in Flood Zones. Either it’s way more complicated than they understand (or) the difference in the amount of work is more than desired. Typically, it’s a little bit of both, so that’s why they don’t build many. Please understand if your lot is in a flood zone that you hire a builder who is well experienced in this type of construction as well as the city in which it’s being built in. We’ve been building a few homes each year in the flood zones.  Depending upon the municipality such as: Houston, Bellaire or Harris to Montgomery County all have different requirements. ALL require pier & beam foundations & depending on soils report some may be much deeper drilled piers than others.  You’ll be required to hire a Civil Engineer for a drainage plan and abide by it, plus all the surveying and extra engineering that goes into it.

We are typically building a pier & beam foundation, then using CMU Block construction to build up your home.  Then we have to frame in the subframe/floor for your first floor (think of a crawl space). We will then use closed cell spray foam on the underside of your crawl space, which while it’s much more expensive than traditional batts insulation, it won’t fall out due to gravity in a few years, but more importantly act as a vapor barrier.  While we expect a typical flood zone home to be say 3′-4′ above grade; for example, say you’re required to build 6.5′ above grade (almost as tall as a garage door) and your HOA has a masonry requirement of 65% brick which is typical; we are now installing thousands of bricks around a crawl space area that doesn’t correlate with the sqft of your home.

Flood Zones are predetermined by FEMA and you’ll hear terms such as (BFE) Base Flood Elevation – and Elevation Certificate.  Think of the BFE as an Sea-Level mark for simplicity noting at what height a flood can reach.  Most know that the City of Houston (as well as Harris Co.) recently passed a new Flood-Zone “Building Height Requirement” of building 2′ above the 500.yr flood zone mark.  The historical norm was 1′ above 100.yr – which is still FEMA’s standard as well as most major cities in America. While I have my own opinions about how the new rules were enforced; as I participated in most of all the meetings with the City of Houston, the GHBA, Engineers, Committees and others – none of that matters now as this is the law of the land.  (A home that may have historically had to be built 3’above natural grade may now be 6′ – 7′ above grade now and that extra footage gets expensive to construct).  There’s a lot to building up off the ground if you’re in a flood zone, the engineering, hurdles that are typically ran into and working with each municipality – to the best and most cost-effective building practices.  Take comfort in that we’ve built many homes with varying heights, foundations, requirements all over Houston.

200yrs ago Houston was a swamp and today we’re living, building and thriving in that same swamp.  There are many beautiful and desirable neighborhoods that are in flood zones. You want to ensure that if you’re building in one, that you are using a company and persons who are competent & experienced and can help you understand not only the costs of such items but they why’s and processes that are in place.

SITE/LOT PREPREATION:  Most lots inside the loop are 5,000.sqft in size (or) it may be 12,000.sqft just outside the loop and may have an old 1950’s era home on it that needs to be demolished.  It also may have some trees or fencing that needs to be removed & replace.  Most of these neighborhoods have utilities, city water, electric, gas & sewer. As previously mentioned, there’s a few lots closer to downtown that don’t have updated sewers & they put the development & costs on you when you build.

This type of lot & building is completely different than say a 1-acre lot in Montgomery County, that is raw land we need to clear.  You’ll probably be installing a propane tank or doing all electric appliances, as well as a septic system. It may be 50/50 if you have city water or will need a water-well.  When you have a larger lot, you’ll more than likely have a deeper building setback – maybe 100′ long setback vs a typical 25′-to-30′-setback. Which you will need to consider the costs of bringing electric from teh street to your home or the cost of your driveway now being much longer.  These are simple things versus having to level out lots with dirt or others.

You may be building in a coastal area designated by the Texas Department of Insurance (TDI).  While we engineer and build all homes to varying windstorm codes, the closer you are to the coastline the more stringent the rules are (rightfully so).  If your home falls in one of those inland areas, you have to hire a TDI approved engineer and do all required onsite construction inspections as well as all the other typical items.

ALL these things just mentioned technically have nothing to do with the sticks & bricks of your home, or even as a homebuilder generally speaking. What’s happening is you and your builder are becoming developers on a smaller scale. Whether it’s navigating downtown sewer connections or creating septic systems and areas for your dream home on your land. Sometimes the builder you’re speaking with may not be experienced in these areas. I’m not able to say here online that it’s a deal killer or not, you have to make that call – but have a meaningful conversation and see how willing and able they are to do it – or if this is more of a new code or mandate that everyone is working through at the time.  We’ve been fortunate enough to have years of experience in a broad variety of homes, but there are still a few things we’ve not done yet.

WISH LIST:  After digesting all this information above – there are two things to think about: (1). Your All-In Budget  (2). Your Wish List.  We operate slightly different than other builders; while we are not a production homebuilder who says we have these house plans + these features for this price take it or leave it.  We are trying to take your budget & work backwards with all of the information above thus achieving your desired home.  We know everyone has a budget for what they are trying to build as well have certain items they must have, and some wants as well.  Our goal is to find out what is the best way to make this happen for you now or later.

We at Zander Homes want to know what is Important to YOU and Your reasons on Why it’s important.  This will help us to better understand your needs in your new home. You may want more hardwood floorings vs brick exterior due to allergies… Or you may be deciding between wood floors vs cabinetry in your office – but can’t decide on which one.  We are here to help advise you on that & let you make the decision best for you.  We would say do the wood floors now & you can install cabinetry later, as it’ll be less construction later one.  Also, we could even pre-wire for some future electrical or lighting as well, which is less of a total cost than cabinets but when you get your cabinets installed with us or later its already to go.  This is a simple example but another part of why hiring the correct professional is important.

HARD COSTS & CHANGE ORDERS:  We all know that everything has an Absolute Hard Cost – cost of the land, labor and materials (cost of my lunch includes the place where I ate, the hamburger, fries & drink + taxes, utilities, payroll & profit) these are the absolute costs that we all deal with every day in everything that we do.  It is the same for building a new home, while there are over 100 different parts to your home, there is also the absolute costs of the materials, goods, persons, insurance, utilities or others…  Theses upfront HARD COSTS can help keep a job on time and budget or throw both off its original goals.

Example = if we add an exterior outlet for a TV in the beginning during Electrical Rough, no problem, say it has a cost of $100 – but if you forget to tell us early on and we’ve already proceeded in the construction process, this small item could turn into a 5-or-10x costs now depending on what all has to be done. Where do we have to run the wire from, how many holes to patch & repair, is there insulation, sheetrock, painting, stucco or brick repairs & so on. Yes, these things can happen, and we’ll take care of them. There is no way to think about and future proof every possible item ever, but I, nor you want to have such a simple item turn into a larger one if we can mitigate it early on in the process, which is our goal.

The above was a simple example of what a change order is.  It’s a change of an item outside of the scope of work.  Historically our homeowners are doing about 10% -to- 15% of changes orders vs the total contracted price.  Most of that is during contract stage where they’re okay with x-granite countertops, but while selecting their countertops they fell in love with a different slab of quartz versus what was originally planned for.

While we will write up your contract and features list and work off of that – it’s Your Home to Customize as you see fit!  Yes, we have a showroom & design center, as well as have all the major vendors & suppliers and use of their showrooms.  We know we can build you your desired home right off of your contract, or if you want the ability to change & customize it during construction, we’ll help you do so.

PLANS & SELECTIONS:  We can work off of your plans or ours.  IF you do not have a plan and you don’t really like one of ours, that’s okay!   We can help you find one that fits you and your family and build that.  Or you may find a few designs or plans online that you love or that may like but needs a little work – that works as well.  We’ll buy the rights to said plans & then get with our architects & designers and adjust accordingly.  Most plans have to be adjusted to meet permitting and engineering requirements.

One major suggestion that we see a lot of is – people will hire an architect prior to ever meeting or deciding who their homebuilder will be.  While I truly understand that thought process, by doing so it’s almost like you’re working without a Governor on a vehicle.  Meaning, an architect do as you direct him & will draw up beautiful pictures & designs for you, but how do you truly know if the countless hours & thousands of dollars spent if your plans will be within your budget without having your builder there to help you navigate those waters.  In my experience this typically best works with persons with a much larger budget as they’re able to absorb the costs better (meaning it still costs more than originally thought).  The Architect can only suggest a price point or range with a previous client or builder – but again it then comes down to all of the above forementioned.

I’ve seen this go both ways. And this isn’t just so you’ll use me – this info is online for All to consume & use for free, the entire tenor of has to be communicate the build process.  IF you are very budget conscious, I would absolutely suggest making sure you found your builder prior to ever drawing out plans.  Then at best if you are still unsure, the most I would do is a simple concept sketch at most. I believe most architects will agree as well. Most builders want to build & architects draw – and want it to be a smooth process in leu of a frustrating one which may cost extra or create delays.

I hope that this helps to explains our BOYL process as well as some of the anticipated costs associated when building Your Custom Home.  I know this long but hopefully it was informative for you as well.

Wanting to build a new home is a dream that we all have.  We want to help you create a home that Reflects Who You Are!  That fits Your Personality & Expresses Your Own Unique Style.  Precisely what You Want, Exactly where you want to live!  With the Experience & Expertise that You Deserve!

JustinBuild on Your Lot Houston – What Drives Costs…