84 Lumber house kits do not have one fixed national price; packages are typically quoted to match a plan, location, and materials list. As a planning estimate, a structural or dried-in package may run about $50-$150 per square foot, while a completed home can cost roughly $180-$350 or more per square foot before land.
The final quote depends most on package scope, home size, design complexity, delivery distance, and local labor. The figures below are budgeting ranges, not published 84 Lumber prices or a substitute for a project quote.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Structural kit package | $50/sq ft | $85/sq ft | $150/sq ft | Framing and selected shell materials; contents vary |
| 1,500-sq-ft package | $75,000 | $127,500 | $225,000 | Estimate based on package rate, not completed construction |
| Completed construction | $180/sq ft | $260/sq ft | $350+/sq ft | Labor, finishes, and site costs drive the total |
| Delivery | $500 | $1,500 | $5,000+ | Distance, truck access, and shipment size affect price |
84 Lumber house kit prices by home size
A rough package budget is $60,000-$180,000 for a 1,200-square-foot design, $75,000-$225,000 for 1,500 square feet, and $100,000-$300,000 for 2,000 square feet. The low end generally assumes a straightforward plan and a limited structural package; the high end allows for more extensive shell materials or upgraded specifications.
For a typical 1,500-square-foot home, budgeting about $125,000-$175,000 for the kit package is a reasonable starting point. This estimate excludes foundation, most trade labor, interior finishes, utility connections, land, and often permits. Assumptions: standard wood-frame design, ordinary access, and midrange materials; actual package contents must be confirmed with the local store.
What framing, windows, and delivery add to the quote
A house kit is not necessarily a complete house. One quote may cover framing lumber and sheathing, while another may include roof trusses, windows, exterior doors, roofing, siding, or housewrap. Compare itemized lists before comparing totals.
| Quote component | Typical budget range | Pricing basis | What changes it |
|---|---|---|---|
| Framing lumber and sheathing | $25,000-$65,000 | $20-$40/sq ft of floor area | Plan, lumber grade, spans, and market prices |
| Roof trusses and roof materials | $8,000-$28,000 | $5-$18/sq ft of floor area | Roof area, pitch, and roofing choice |
| Windows and exterior doors | $8,000-$35,000 | $400-$1,500 per opening | Quantity, size, and performance rating |
| Freight and delivery | $500-$5,000+ | Per shipment | Miles, access, and number of loads |
| Framing labor | $15,000-$45,000 | $25-$60 per labor hour | Region, crew size, and complexity |
Ask whether the quote includes a materials takeoff, engineered components, fasteners, and unloading. Labor is commonly quoted separately; a framing crew might need 400-800 hours for a modest, uncomplicated shell, with local rates and site conditions changing the bill.
How square footage and roof pitch change kit pricing
Square footage affects the total, but it does not explain every difference in the per-square-foot rate. A compact 1,200-square-foot home can cost more per square foot than a 2,000-square-foot rectangular plan because kitchens, bathrooms, and exterior walls do not scale evenly. Added corners, dormers, and multiple rooflines also increase cutting, framing, and waste.
A roof pitch above 8:12 or a plan with several valleys can add roughly 5%-15% to framing and roofing labor compared with a simple roof. Large window openings, long spans over 20 feet, and high-wind or snow-load engineering may require larger members or engineered products. Local code requirements can also change the materials list.
Reduce the kit budget by controlling plan changes
Keeping a rectangular footprint, stacking bathrooms and plumbing walls, and choosing a simple roof can reduce both material waste and crew hours. Changing the plan after the takeoff is complete can trigger redraw fees, revised engineering, restocking charges, or a new materials quote.
Price the same plan and specification with every supplier before selecting upgrades. Ask for standard and upgraded window packages as separate line items, and compare the cost of including roofing or siding against purchasing them locally. Avoid deleting materials until a builder confirms the change will not create code, warranty, or sequencing problems.
Three 84 Lumber package budgets for common home sizes
The following examples apply the broad $50-$150-per-square-foot package range. They are planning illustrations, not verified 84 Lumber offers; actual quotes may include different components and regional freight.
| Example | Package scope assumption | Estimated package price | Likely separate expenses |
|---|---|---|---|
| 1,200 sq ft, simple ranch | Basic framing and selected shell items | $60,000-$120,000 | Foundation, labor, mechanicals, finishes |
| 1,800 sq ft, two-story | Framing, trusses, sheathing, some openings | $108,000-$234,000 | Delivery, installation, utilities, interior work |
| 2,400 sq ft, custom rooflines | Expanded shell materials and more complex framing | $168,000-$360,000 | Engineering, specialty windows, added crew time |
Use these ranges to screen a budget, then request a written quote tied to the exact plan. A package total cannot be compared fairly unless the included products, quantities, taxes, delivery, and exclusions match.
Delivery distance and site preparation can add thousands
Freight can be a modest charge near a distribution location but rise above $5,000 when a project is remote, needs multiple loads, or has difficult truck access. Ask whether unloading equipment or a separate crane is included. Narrow roads, steep driveways, soft ground, and limited staging space can create extra handling or rescheduling charges.
Clear a level delivery and storage area before the truck arrives. Foundation excavation, grading, driveway work, and utility trenches are generally outside the kit price and can add several thousand to tens of thousands of dollars depending on rock, slope, drainage, and service distance.
Regional labor rates and permits change the completed-home total
Construction prices in high-cost coastal metros can run about 15%-30% above a broad national planning estimate, while some rural markets may be 5%-15% below it. Those differences reflect labor availability, freight, code requirements, and subcontractor demand; they do not guarantee a lower kit quote in a rural area.
Permit, inspection, and code-upgrade fees are local and should be budgeted separately. A straightforward permit package may cost several hundred to a few thousand dollars, while impact fees, septic approval, engineered plans, or utility upgrades can add substantially more. Confirm who obtains permits and whether the kit documents meet local requirements before ordering.