“How much is a log house?” is the most frequently asked question in the industry and also the most difficult to answer. Customers aren’t the only ones who are frustrated; distributors and manufacturers are fully aware that not giving an easy answer could lose a sale. However, in reality the answer is “That depends”, and the sooner homeowners accept this statement, the sooner they can start looking in the right place.
WHAT DO I MEAN BY THE RIGHT PLACE? Like everyone else, my husband and I began our search with gasps of exclamation at the stately, multifaceted houses with numerous roof peaks, giant trusses, huge windows, and large logs. What we didn’t realize right away is that each of our favorite log homes was handcrafted and so out of our price range that we might as well have been buying a castle.
The first thing to do is to distinguish between a log house made by hand and a house made of milled logs. Handcrafted log homes will cost 2-4 times more per square foot than a sawn log home, when you take into account the size of the logs and the intensive labor required from the first day they are selected. If the logs aren’t the same size, you’ll know right away that you’re looking at a handmade home.
MILLED LOG HOMES: If you select a handcrafted log home, you don’t need to be reading this article! For the rest of us, there are other basic factors to consider if you’re looking at price: log diameter, log species, and log corners. The first two factors speak for themselves. However, the corner system can make a big difference. For example, think about how the records are stacked. If you remember your Lincoln Log toy, you had to find the half log to start the first course. This is the way a Saddle-Notch corner system is constructed. The rows are staggered and the logs are notched to fit snugly together, and when you look around the corner you will see that each end of the logs sits on top of the one below, creating a continuous, unbroken run from top to bottom. Notches require another pass through the mill and will add to the final cost.
When you look at a Butt-and-Pass log home, you will see a gap between each log past the corner. This is because all the logs are placed on the same plane; the first course begins with a complete trunk and crashes against the other wall trunk that passes next to it. The following course reverses the process. There is no notch to hold them together, therefore less time in the mill. If you compare a stop and pass house to a saddle notched house, dollar for dollar, the stop and pass house should be less expensive. This is where aesthetics comes into play.
A house with logs that are flat inside and out will likely be attached with a dovetail system, where the logs are notched at an angle and fit snugly together. Think of the corner of your kitchen drawer. These also require higher precision equipment and are a bit more expensive to build.
There are other corner systems, but these three are the most common. Just keep in mind that the corner creates one of the big differences between one manufacturer’s milled product and another’s.
PACKAGE REGISTRATION. Once you’ve settled on the corner system, you’ll find that every company prices their records differently. For a true apples to apples comparison you should request a quote ONLY on records. And remember that logs make up 1/4 to 1/5 of the cost of the eventual house. I think you’ll find that within the same size, species, and corner system, basic costs won’t vary much from manufacturer to manufacturer…not including shipping, of course.
Many companies cite weatherproof casing, which means all the components for a weathertight house: logs, windows, roof cladding, doors. It’s tempting to get this kind of quote, but remember that you may be paying thousands of extra dollars to ship generic lumber across the country. And when the extra stuff is delivered, it’s up to you to store it safely and dry on site. If your contractor buys the wood locally, you can get it when you need it, instead of months in advance.
IT IS A PERSONALIZED HOUSE. Once you get past building log walls, you’ll find that your log home isn’t much different from any other custom home. The roof materials are the same, the heating systems are the same, the windows are basically the same. Most of your decisions are inside the house: standard kitchen vs. custom cabinets, granite vs. Formica flooring vs. carpeted, tongue and groove vs. plaster, antler chandelier vs. wagon wheel… this is where the big price differences can add up. It’s a custom home, remember, and the options are up to you. In the mid-Atlantic states, the price per square foot of a custom frame home and a custom log home will be fairly equivalent. When looked at from that point of view, the whole pricing equation starts to make more sense.
BOTTOM LINE: This is where we all get into trouble. There is no agreement on a budget price, because local costs vary widely. Four years ago, when I started designing my house, magazines said to budget $150 per square foot. I thought this was outrageous, but in the end, we spent about $157 per square foot on a saddle-notch home with 8″ pine logs and some upgrades, so I’m glad we paid attention. If you start there, You will at least be in the ballpark.
