sorry for the subject line but I am going nuts at this point...and obviously reflecting that in all aspects.
anywho..been shop shop shop shop shopping...
comparing fleetwoods..oakwoods...claytons..cavaliers...you name I have inspected it...prices...well they all look great on arrival until they tack on the heat pump, deck, non plastic sinks ect....(who would have thought hanging your own doors for drywall would cost you an extra $600?)
so question....we now have boiled it down to 3 homes...horton, fleetwood, cavalier...
base price on all of them ranges
Horton 27x76 CMD model 2003 can order
$49,900.00
drywall
(we finish it)
4 bed 2 full bath
upgrades include
fireplace
upgrade MB
appliances (all)
mid grade kit cabinets
upgrade carpet....(we prefer vinyl we have pets)
(worked a deal on this one...really i think i did????)
add ons:
footers $850
brick foundation $4,500
heat pump $1975
front deck 6x10 $825
***********************************************
Fleetwood 80x 32 Entertainer 2002
$59,900
cheap inside as is on lot
includes heat pump and decks
4 bed 2 bath
advantage more room....
has FP and major space
not inc...foundation $3,000-$4,500
1 yr free HO insurance
******************************************************
Cavalier 59,900
all the pretty things....like real window sills...what a concept!!!!
includes HP
4 bed 2 bath
can order with drywall no extra$
foundation $3,000
****************************************************
next stop is gold medal homes
dealer getting ready to fold...( i know potential service problems.but expect that anyway LOL)
now out of all of these which is the best quality for the money??
see why I am going bug nuts......
has anyone purchased a similar home?
Are these prices reasonable?
realizing comparing apples to oranges here but taking into consideration ..construction quality....price and sq ft which is the better deal?
oooh yeah looked at oakwood as well.....sales service sucked...so figuring the repair service would be just as bad....Oakwood was our first choice for the residental pkg....stick built looking exterior ...1902 sq ft finished with minor upgrades at $73,000.....YIKES!
btw we call the fleetwood lot model we are considering the big brown beast....
the size is great...but not sure of quality construction.....we can fix the ugly..but we cant make it bigger. this sucker is brown stem to stern and cheapo interior..fireplace is hidious....but can sacrifice for space.
help much appreciated....considering living in a tent at this point...easier on the mind.
thanks!
horton found a who?
-
rmurray
Re: horton found a who?
Horton is by far the best built of these three...
Cavalier has by far the most goodies of these three..
Fleetwood has a little of both..
Now you have to decide..Horton has things these other plants in the South have never heard of...
Ask CAV and FLE about the ice dam on the roof...std. with all Hortons...Ask them about what is under the shingles...nothing..Horton is std with 20lb felt under the std 25 year architectual shingles...
Of course you already know Horton has 2x4 interior walls...all walls..in and out..floor joists and roof rafters are on 16 inch centers...All Hortons have a 30lb/sq ft foor load std....The others you mention have a 20 lb roof....The list goes on..on..on..
Now the model you saw probably does not have all the gingerbread of the others...but for $10000..you probably can get it..Horton has options up the kazoo...
Cavalier has by far the most goodies of these three..
Fleetwood has a little of both..
Now you have to decide..Horton has things these other plants in the South have never heard of...
Ask CAV and FLE about the ice dam on the roof...std. with all Hortons...Ask them about what is under the shingles...nothing..Horton is std with 20lb felt under the std 25 year architectual shingles...
Of course you already know Horton has 2x4 interior walls...all walls..in and out..floor joists and roof rafters are on 16 inch centers...All Hortons have a 30lb/sq ft foor load std....The others you mention have a 20 lb roof....The list goes on..on..on..
Now the model you saw probably does not have all the gingerbread of the others...but for $10000..you probably can get it..Horton has options up the kazoo...
-
Bill Fry
Re: horton found a who?
You seem to be in central SC.See if you can find a dealer who sells either Adrian or Southern Energy.They might be more what you're looking for.
The Horton sounds like a 'lot' of work and some of the options are overpriced.
Forget thr Fleetwood Entertainer,its all fluff.
Cavalier is also minimal construction.Some are nice on the inside though.Depends on what you are comfortable with.
Couple of other things I noticed in your posting.
You finish the drywall?(tape,mud and texture)Have you ever done this?Its not something as easy to do as painting.To do this correctly the trim in the house would not be installed yet.Also this makes a pretty big mess so floor covering are usually not installed.You also have to paint after you finish.You have quite a bit of work to do if you choose that option.
$1975 for a heat pump is pretty steep.Usually the AC compressor and furnace are included in the base price.You go with a heat pump they delete those 2 items.This means you get a credit for them and pay the difference for the heat pump.Doesn't sound like you' getting a credit.
The Horton sounds like a 'lot' of work and some of the options are overpriced.
Forget thr Fleetwood Entertainer,its all fluff.
Cavalier is also minimal construction.Some are nice on the inside though.Depends on what you are comfortable with.
Couple of other things I noticed in your posting.
You finish the drywall?(tape,mud and texture)Have you ever done this?Its not something as easy to do as painting.To do this correctly the trim in the house would not be installed yet.Also this makes a pretty big mess so floor covering are usually not installed.You also have to paint after you finish.You have quite a bit of work to do if you choose that option.
$1975 for a heat pump is pretty steep.Usually the AC compressor and furnace are included in the base price.You go with a heat pump they delete those 2 items.This means you get a credit for them and pay the difference for the heat pump.Doesn't sound like you' getting a credit.
-
sabrina
tent site available...with VIEWS
hi nicole,
wow, you are working hard! i'd stay away from fleetwood and oakwood. see their customer complaint sites. i've posted a comparison form in the forums you may find helpful.
looks like i've bought an amazingly gorgeous site with 360views of colorado rockies surrounded by greenbelt. i'll be living in a tent their for a while as my apt neighbors are just plain bad people. you are welcome...if you like siberians and schipperkes who'll probably lick you to death...grins.
hope you can stand moderate temps and dry climate....smile.
sabrina
wow, you are working hard! i'd stay away from fleetwood and oakwood. see their customer complaint sites. i've posted a comparison form in the forums you may find helpful.
looks like i've bought an amazingly gorgeous site with 360views of colorado rockies surrounded by greenbelt. i'll be living in a tent their for a while as my apt neighbors are just plain bad people. you are welcome...if you like siberians and schipperkes who'll probably lick you to death...grins.
hope you can stand moderate temps and dry climate....smile.
sabrina
-
nicole
Re: tent site available...with VIEWS
I was leaning towards the horton as the model we are looking at already has upgrades for the $49,000 base price....
but still concerned over the extras "slicky the salesman" tacks on.
Now dont get me wrong I know they have to feed their families, but we are in a different position than regular people...we run a rescue and training facility for equines and work with disadvantaged children....thus the need for space...and a low price...we have to stay in budget to continue doing this work.
so what can I knock off on the horton price? or do myself (just built a barn here on my own with little help so capable if its worth saving the cash)
Heat pump $1975
front deck $825
claims new elec. service needed $625
(we currently we have a used single wide on site so all hookups are here)
foundation of $4,500 ...can I contract this at a cheaper price?
we have a brand new rear 4x4 deck we can reuse
as for drywall...its not that hard...just messy...i was quoted $3,000 to finish the house drywall by the dealer...and honestly good drywall people are hard to come by...if you want it perfect do it yourself....take a home depot class....as for me I have 8 yrs exp rehabbing old houses so no biggie.
second ordeal here with the property is we have a mortgage on the land....
14 acres...payoff is $43,000. 12.9% interest...land only.
(this includes our well, commercial size septic, drive and elec. we had installed)
what is the best way to go with financing...and has anyone had a similar issue?
( split off the homesite?)
also insurance that allows more than 2 horses?
We have separate insurance on them now.
the goal is to minimize the monthly payment to stay in budget...currently qualify for $845 a month....but NO WAY are we comfortable with that ..no desire to become house poor...esspecially on a MH.
comparitive neighbor bought a $50,000 fleetwood on foundation and same land...
says the apprasial for land and home are now at $150,000 can I beat out the PMI with the high appraisal on our own property?
We only have $8,000 to put down and little equity in the land.
any ideas most appreciated....
thanks
Nicole
but still concerned over the extras "slicky the salesman" tacks on.
Now dont get me wrong I know they have to feed their families, but we are in a different position than regular people...we run a rescue and training facility for equines and work with disadvantaged children....thus the need for space...and a low price...we have to stay in budget to continue doing this work.
so what can I knock off on the horton price? or do myself (just built a barn here on my own with little help so capable if its worth saving the cash)
Heat pump $1975
front deck $825
claims new elec. service needed $625
(we currently we have a used single wide on site so all hookups are here)
foundation of $4,500 ...can I contract this at a cheaper price?
we have a brand new rear 4x4 deck we can reuse
as for drywall...its not that hard...just messy...i was quoted $3,000 to finish the house drywall by the dealer...and honestly good drywall people are hard to come by...if you want it perfect do it yourself....take a home depot class....as for me I have 8 yrs exp rehabbing old houses so no biggie.
second ordeal here with the property is we have a mortgage on the land....
14 acres...payoff is $43,000. 12.9% interest...land only.
(this includes our well, commercial size septic, drive and elec. we had installed)
what is the best way to go with financing...and has anyone had a similar issue?
( split off the homesite?)
also insurance that allows more than 2 horses?
We have separate insurance on them now.
the goal is to minimize the monthly payment to stay in budget...currently qualify for $845 a month....but NO WAY are we comfortable with that ..no desire to become house poor...esspecially on a MH.
comparitive neighbor bought a $50,000 fleetwood on foundation and same land...
says the apprasial for land and home are now at $150,000 can I beat out the PMI with the high appraisal on our own property?
We only have $8,000 to put down and little equity in the land.
any ideas most appreciated....
thanks
Nicole
-
nicole
horton flooring????
thanks Murray,
big thanks!
can you tell me are the horton floors any good?
we had a washer leak in our current shack and looks like a rollercoaster now...
of course this happened after we installed new vinyl LOL!
we do plan on fixing up the interior to resemble a stick built house...
we have bruce wood flooring in storage waiting....and floating laminate flooring we
are getting ready to purchase....will the horton floors hold up to this sort of installation or do I need to install a better sub floor?
thanks mucho!
Nicole
big thanks!
can you tell me are the horton floors any good?
we had a washer leak in our current shack and looks like a rollercoaster now...
of course this happened after we installed new vinyl LOL!
we do plan on fixing up the interior to resemble a stick built house...
we have bruce wood flooring in storage waiting....and floating laminate flooring we
are getting ready to purchase....will the horton floors hold up to this sort of installation or do I need to install a better sub floor?
thanks mucho!
Nicole
-
rmurray
Re: horton flooring????
This I would be careful with...Horton is still standard with NovoDeck...DO NOT buy this stuff...very few Hortons are actually built with it most have the OSB upgrade...If this is not in your quote...BE SURE IT IS..
-
rmurray
Re: horton flooring????
A few comments...
Heat pump $1975....what Bill posted is usually true...Base quotes in the SE..SC and GA almost always include a/c and skirting...If that is true...a heat pump should only cost a few dollars more..about $600...We do not sell many heat pumps..we are not convinced that they save tha much in our mild winter climate...and often folks do not like thay way they heat...seems cold all of the time..
front deck $825...again in SC most homes are price standard with 4x4 entry decks...the upgrade shou8ld be no more than $200 to $300..You can buy a deck kit cheaper..but remember it will have to be installed prior to the electric being turned on..
service needed $625 ...depends on the age of the service...most likely it needs upgrading..but only the electricdial can tell you..by the way..almost every one in SC has been getting underground service..The price is about right..we pay about $580 including permit..but some electricians are higher..
foundation of $4,500 ...can I contract this at a cheaper price?
Yes...or NO...depends on the kind of financing you are doing..FHA requirements are more expensive and would cost about what you have listed..for conventional finance our mason charges..$2800 for block with stucco...$3800 for brick...Why brick...get block and spend the difference on landscaping...if you do you will not see the block soon..
We quote drywall finish at about $500/room..To help keep the cost down..some folks get paper covered sheetrock in the kitchens and baths..for no charge..Horton will cedar line the closets (so they do not have to be finished)..ship baseboard trim loose or installed, same with the carpet..all your choice..This is not an easy job...but those I know that do this for a living are not brain doctors...It can be done yourself..
One thing you have not mentioned...a new septic tank...my experience is that almost all new home installs in SC will require a new tank and drainlines..especially going from a single to a 4 bedroom double..the septic laws changed in SC about 18 months ago making almost all existing tanks obsolete....Go to DHEC now and applie for a septic clearance...this will be the same no matter which home you get..
You also did not mention poured concret footers...
There are many lenders out there..All have different policies..some will only do 5 acre tracts..others will do the whole thing...splitting the site will raise the LTV...meaning you will much more likely need PMI and for a longer time...Since your land is at 12+%..it would be much better to refi the whole thing...If your credit is decent and you can qualify for a conventional refi loan..you should see rates at about 5.75%,,This would be a substancial rate reduction on the land component of your loan..We find the best source for large home sites is Regions Mortgage (not Regions Bank..they are sister companies but you need a mortgage originator..I can refer you to one that will help)...
goal is to minimize the monthly payment to stay in budget...currently qualify for $845 a month
If you do the above..you will be financing about 100K ...or your principle and interest will be about $583/mo...of course there is the insurance and tax escrow on top of that...probably about $140/mo..then PMI...should be about $65/mo..if needed..there is no way to know if the PMI is needed until an appraisal is done..the amount of the PMI payment depends on the Loan To Value..97% is the highest..dropping to 0 at 80% loans...
Heat pump $1975....what Bill posted is usually true...Base quotes in the SE..SC and GA almost always include a/c and skirting...If that is true...a heat pump should only cost a few dollars more..about $600...We do not sell many heat pumps..we are not convinced that they save tha much in our mild winter climate...and often folks do not like thay way they heat...seems cold all of the time..
front deck $825...again in SC most homes are price standard with 4x4 entry decks...the upgrade shou8ld be no more than $200 to $300..You can buy a deck kit cheaper..but remember it will have to be installed prior to the electric being turned on..
service needed $625 ...depends on the age of the service...most likely it needs upgrading..but only the electricdial can tell you..by the way..almost every one in SC has been getting underground service..The price is about right..we pay about $580 including permit..but some electricians are higher..
foundation of $4,500 ...can I contract this at a cheaper price?
Yes...or NO...depends on the kind of financing you are doing..FHA requirements are more expensive and would cost about what you have listed..for conventional finance our mason charges..$2800 for block with stucco...$3800 for brick...Why brick...get block and spend the difference on landscaping...if you do you will not see the block soon..
We quote drywall finish at about $500/room..To help keep the cost down..some folks get paper covered sheetrock in the kitchens and baths..for no charge..Horton will cedar line the closets (so they do not have to be finished)..ship baseboard trim loose or installed, same with the carpet..all your choice..This is not an easy job...but those I know that do this for a living are not brain doctors...It can be done yourself..
One thing you have not mentioned...a new septic tank...my experience is that almost all new home installs in SC will require a new tank and drainlines..especially going from a single to a 4 bedroom double..the septic laws changed in SC about 18 months ago making almost all existing tanks obsolete....Go to DHEC now and applie for a septic clearance...this will be the same no matter which home you get..
You also did not mention poured concret footers...
There are many lenders out there..All have different policies..some will only do 5 acre tracts..others will do the whole thing...splitting the site will raise the LTV...meaning you will much more likely need PMI and for a longer time...Since your land is at 12+%..it would be much better to refi the whole thing...If your credit is decent and you can qualify for a conventional refi loan..you should see rates at about 5.75%,,This would be a substancial rate reduction on the land component of your loan..We find the best source for large home sites is Regions Mortgage (not Regions Bank..they are sister companies but you need a mortgage originator..I can refer you to one that will help)...
goal is to minimize the monthly payment to stay in budget...currently qualify for $845 a month
If you do the above..you will be financing about 100K ...or your principle and interest will be about $583/mo...of course there is the insurance and tax escrow on top of that...probably about $140/mo..then PMI...should be about $65/mo..if needed..there is no way to know if the PMI is needed until an appraisal is done..the amount of the PMI payment depends on the Loan To Value..97% is the highest..dropping to 0 at 80% loans...
-
rmurray
P.S.
My company web site has extensive information about Horton Construction...
www.MelvinWilliams.com
We deliver all over SC and GA..Ask for BOB
www.MelvinWilliams.com
We deliver all over SC and GA..Ask for BOB
-
nicole
Re: horton flooring????
WOW thanks!
more details here quick I am getting ready to go to the dealer in about an hour and hash our more details....
Our electric install is brand new...well about 2 yrs old....I was told it is a 200 amp I think that is the right term and should be fine...
for the new 4 bedroom....currently 2 bed on property.it is on a pole...I could care less we have poles running up the 14 acres anyway...visually it does not make a difference ....but is underground a requirement...on a DW? dangerous in my view as much digging I do LOL!
as for the deck we just built one here 2 yrs ago...by hand....no electric,,,and yep I did it myself and it passed inspection so thinking....hummmm...salvage and rebuild.. we actually will probably replace it with a brick/ poured deck in the front soon.
hate to just burn all that wood or throw the pressure treated wood in the dump to screw up the enviroment more. 2 days work to save $900 ?? thinking a little paint/stain goes a long long way.....if I move it will they care as long as it looks fit and is stablized again?
now septic tank dilema.....OH NO!!
we currently have the largest tank you can buy on the market....we did this on purpose and paid paid paid for it knowing eventually if the rescue and education program here was a success we would stay..and buy a larger perm home...
the tank and field are rated for a 4+ bedroom home....does this still look like a problem????..it passed inspection with flying colors....
also we have a commercial capacity pump and well...is there any hold up with well water I should know about?? drilled to 550 ft
as for footers he quoted drilled footers for $650
honestly I dont think we need footers under the foundation....we have a kubota tractor with an auger that cant break the ground on the house site...all rock....
sorry for the ignorance...but more on the line here than money we have a whole lot of people that count on us to be here. So asking everything I can possibly think of to make the right decisions.
thanks so much!
If you are curious www.hollowcreekfarm.org is our main website.
and if anyone can recommend a good reasonable masonary co in the upstate area please let me know...also insurance co and lender ...we have been wasting so so much time dealing with "slickies"
more details here quick I am getting ready to go to the dealer in about an hour and hash our more details....
Our electric install is brand new...well about 2 yrs old....I was told it is a 200 amp I think that is the right term and should be fine...
for the new 4 bedroom....currently 2 bed on property.it is on a pole...I could care less we have poles running up the 14 acres anyway...visually it does not make a difference ....but is underground a requirement...on a DW? dangerous in my view as much digging I do LOL!
as for the deck we just built one here 2 yrs ago...by hand....no electric,,,and yep I did it myself and it passed inspection so thinking....hummmm...salvage and rebuild.. we actually will probably replace it with a brick/ poured deck in the front soon.
hate to just burn all that wood or throw the pressure treated wood in the dump to screw up the enviroment more. 2 days work to save $900 ?? thinking a little paint/stain goes a long long way.....if I move it will they care as long as it looks fit and is stablized again?
now septic tank dilema.....OH NO!!
we currently have the largest tank you can buy on the market....we did this on purpose and paid paid paid for it knowing eventually if the rescue and education program here was a success we would stay..and buy a larger perm home...
the tank and field are rated for a 4+ bedroom home....does this still look like a problem????..it passed inspection with flying colors....
also we have a commercial capacity pump and well...is there any hold up with well water I should know about?? drilled to 550 ft
as for footers he quoted drilled footers for $650
honestly I dont think we need footers under the foundation....we have a kubota tractor with an auger that cant break the ground on the house site...all rock....
sorry for the ignorance...but more on the line here than money we have a whole lot of people that count on us to be here. So asking everything I can possibly think of to make the right decisions.
thanks so much!
If you are curious www.hollowcreekfarm.org is our main website.
and if anyone can recommend a good reasonable masonary co in the upstate area please let me know...also insurance co and lender ...we have been wasting so so much time dealing with "slickies"
Who is online
Users browsing this forum: No registered users and 3 guests