Making the right decision

[Terri]

I need some advice and feedback from someone with no interest in my situation.

Three years ago, I inherited my parent's 1972 23' x 48' doublewide with land. It's in pretty good condition considering its age (I'm living in it). However, it's time to replace it. I have been "shopping" for the last couple of years and have now narrowed my choices to Horton or Brigadier.

I'm looking at a "TG" (1512 sq.ft.) Horton with drywall and have been quoted a price (for the lot model) of $52,950 which includes taxes, title, steps, central a/c, permits, delivery & set up (with poured footers, I think). In addition, the dealer says that if I let him have the old home, he'll take it away in exchange.

There are two Brigadiers I like, one the Augustan (1653 sq.ft.) and the other in the Mansion series (1600 sq.ft.) - the price quoted for either was 53K, which includes delivery, setup, taxes, title, final skirting (NOT brick...that would be another 3500-4000).

I haven't yet requested a copy of the building specs for these homes, only asked the dealers about their construction. From what I have been told verbally, the size of the lumber used in various areas (floor joists, roof trusses, wall studs) appears to be identical. The setup man for Brigadier (who is also the owner) really sounds on the ball as far as setup goes (and he is licensed/bonded/insured) - the guy from Horton has been "going to get in touch" with me for the last 4 days and I've heard nothing so I don't know much about him other than that he appears to be not dependable!

I've been talking with the Horton dealer for several weeks. They appear to be "assuming" that I have made a final decision on their home (this appears to be a "salesman's ploy") but I have not decided, particularly after seeing the Brigadiers today, whose floorplans suit my needs more and the finish work appears to be nicer than the Hortons (although the Hortons ARE nice). I talked with the Horton dealer today, telling them that I have NOT made a final decision and that Brigadier has a couple that I'm looking hard at. The saleswoman immediately said that the Horton is a "much better home" than Brigadier...I asked her why she says that, considering that the underlying construction appears to be pretty much the same; she couldn't say (she is new to the business). My question is whether or not Hortons and Brigadiers are comparable homes and whether the prices I've indicated above sound reasonable to people with more experience than I (which is everybody it seems)? Also, what are the various ways I might dispose of, sell or trade my old home?

ANY advice would be appreciated!

[rmurray]

We sell both of these brands side by side...They both have different appeal to different folks...
The Brigadier is a Cavalier product...they build all the homes the same throughout the company...The standard features are excellent....in comparison to Horton..they have much better cabinets, fixtures, doors (exterior and interior), trim packages, windows, carpet, appliances...the list goes on and on...Pricing...The Augustan seems a little high...it is a special series that has an unusualy low dealer cost...much less than the Mansion you mention...
Brigadiers down side...no flexablility..what you see you get..little choice in colors...NO floor plan modifications...NO taped and painted sheet rock..

Horton...I am not sure what "TG" means...Horton builds 3 models of homes...Most of their product has 2x6 floor joists, 2x4 interior and exterior walls and truss type rafters...ALL on 16 inch centers...This is not true for the Brigadier...They will have 2x6 floors on 24 inch centers, 2x3 interior walls on 24 inch centers, marrage walls are 2x3's on 16 inch centers...Cieling rafters are on 24 inch centers as well...BUT...Horton is standard with pressboard (NovoDeck) floors...pressboard cabinets, basic appliances, low grade carpet (their highest grade does not reach the Brigadier standard carpet)..the list goes on...

All items in the Brigadier are available in the Horton as options...but..Hortons option prices are very high and adding all the goodies that Brigadier has would run the price sky high..

You mention that the home is "sheet rock"....I assume you mean taped and painted sheet rock (almost all manufacturers use sheet rock..but most is paper covered with the strips that annoy lots of ladies)....Horton does not produce a finished taped and painted sheet rock home...they will build it "blue nailed" with raw sheet rock...All finish work is done by the dealer in the field...Under NO circumstance does Horton warranty any thing about the sheet rock..You are at the dealers mercy...This might be ok if he has a lot of these in stock...where he has lots of experience with the process...If this is the only one in stock...You will be dealing with inexperienced crews....

Another consideration is factory service...You have not mentioned where you are at...Horton is built in Eatonton, GA and Brigadier in NC...If you are in NC..you are much more likely to get good factory service from Brigadier...If you are in SC...well you are in the middle with both plants far away...If you are in GA...Horton will be much better on service....As a matter of fact I would recommend a GA resident to consider the Cavalier sister products (identical to Brigadier) such as Bellcrest from Milen, GA or Homestead from Cordeal, GA...All Cavalier service is from the plant with the lable on the home..Bellcrest service is run out of Milan...much closer to a GA and some SC lacated homes..

These homes are not actually apples to apples comparisons...Each has its good points...and each has its weak points...both are priced in the middle ranges that folks seem to want to pay...Of course...there are homes that have the best of everything (Mascot, Homes of Merit, Jacobson)...but you would have to be ready to add 16 to 20K to your figures...

[Terri]

Thank you for your detailed reply, rmurray!

I am on the SE coast of NC, otherwise known as hurricane alley...

The Brigadier dealer told me that the floor joists were 2" x 6" - 16" OC; exterior and load-bearing walls 2" x 4" - 16" OC and any other walls being 2" x 3" - 16 OC; the ceiling rafters 2" x 4" - 16" or 19" OC (he couldn't recall exactly on this). I guess this is why I should really request a copy of the building specs for the particular home I'm considering. Should dealers have copies of the building specs on site or is that an unreasonable expectation?

The Horton model I'm considering is labeled "TG" as the model name. It has unfinished drywall in the "living areas" and I've been quoted a price of $2500 to finish it through a subcontractor of the dealer's. That seems high to me. The dealer also told me that he intends to have upgrades on all of the homes he has on his lot - he still has a couple he has marked down because they don't have the upgrades (stippled ceiling, Moen faucets, porcelein sinks, perimeter ducts, real wood cabinetry, OSB floors, etc.). The Hortons all have CPVC pipe, also. I talked with one of our county building inspectors (who was extremely helpful, by the way) about the PEX plumbing I've seen in some homes - he said that so far, he has seen no problems with it but because it has not been in existence for a long period of time, no one can say how it reacts long-term. That makes me leery of it.

I have so many questions! Could you or anyone please comment on "the various ways I might dispose of, sell or trade my old home?"

Thanks again, very much!

[Threnody]

I was quoted 47,9 on an Augustan at my dealership. (I'm in SC)