Home Build Plan
Wake/Johnston County, NC • 1,280 sq ft • Kit 1 + Owner-Builder
Total Investment
$203K - $230K
Including $100K land
Cost per Sq Ft
$158 - $180
1,280 sq ft finished
Timeline
7-10 months
Owner-builder pace
Kit 1 - Best Value
Recommended3 bed, 2 bath • 1,280 sq ft • Best value per sq ft
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Elevation
Floor Plan
Base Kit
$18,200
Siding Upgrade
$2,560
Freight
$1,800
Total Delivered
$22,560
Target Build Area
Wake/Johnston County 5-mile radius search
Focus Area: Clayton, Smithfield, Four Oaks, Benson
Johnston County land: $25K-75K per 0.75 acre • Wake County: $50K-125K
Overman Buildings Kit Homes Overview
Watch this video tour to see kit home construction and quality
Kit Comparison
5 Overman Buildings options analyzed
Kit 1
RecommendedBest value per sq ft, no garage
1,280 sq ft
3 bed
2 bath
$22,560
$17.63/sf
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Elevation
Floor Plan
Kit 45
Slightly larger, similar value
1,350 sq ft
3 bed
2 bath
$23,650
$17.52/sf
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Elevation
Floor Plan
Kit 52i
More space, higher price per sq ft
1,440 sq ft
3 bed
2 bath
$25,780
$17.90/sf
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Elevation
Floor Plan
Kit 43
Smallest option, lowest total cost
960 sq ft
2 bed
1 bath
$16,470
$17.16/sf
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Elevation
Floor Plan
Kit 37
Premium kit, highest sq ft
1,680 sq ft
3 bed
2 bath
$31,310
$18.64/sf
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Elevation
Floor Plan
Budget Scenarios
Two scenarios based on utilities availability
Public Utilities
$202,672
$158.34/sq ft
Construction
$85,560
Contingency (20%)
$17,112
Construction Total
$102,672
Land
$100,000
Total Investment
$202,672
Best case: Property has city water/sewer
Rural (Well + Septic)
$230,172
$179.82/sq ft
Construction
$85,560
Well + Septic
$27,500
Contingency (20%)
$17,112
Construction Total
$130,172
Land
$100,000
Total Investment
$230,172
Rural property without utilities
Detailed Cost Breakdown
Construction costs with owner-builder approach
Kit Purchase (Kit 1)
Base $18,200 + Siding $2,560 + Freight $1,800
$22,560
Foundation (Pier & Beam)
DIY materials only
$7,500
HVAC (2.5-ton ducted)
Equipment + install
$6,000
Plumbing
Materials + licensed contractor
$6,500
Interior/Cabinets
Semi-DIY approach
$5,500
Flooring (LVP)
DIY installation
$4,000
Drywall
DIY hanging + pro finishing
$4,000
Electrical
Materials + licensed contractor
$3,800
Permits & Site Work
Building permits + grading
$3,500
Insulation
R-15 walls, R-38 attic, DIY
$2,000
Construction Subtotal
$85,560
Contingency (20%)
Buffer for unexpected costs
$17,112
Construction Total
$102,672
Land Purchase
0.75 acre in Johnston County
$100,000
Total Investment
$202,672
Top 10 Cost-Saving Strategies
Total savings: $50,120
1. DIY pier & beam foundation
$10,615
2. DIY luxury vinyl plank flooring
$7,520
3. Kit 1 selection (no garage)
$7,400
4. Overman siding upgrade
$7,015
5. Ducted HVAC (right-sized)
$5,000
6. Semi-DIY cabinets
$4,000
7. Buy plumbing fixtures yourself
$3,000
8. DIY site preparation/grading
$2,750
9. DIY insulation (batts)
$1,770
10. Buy electrical materials yourself
$1,750
Resources & Contacts
Local suppliers and building departments
Building Departments
Johnston County Inspections
(919) 989-5060
inspections@johnstonnc.gov
Material Suppliers
84 Lumber
Raleigh: (919) 878-9050 • Garner: (919) 661-9310 • Clayton: (919) 553-2484
Overman Buildings
Addison Nader: 317-903-3323 • Jessie Berthiaume: 865-585-3066
overmanbuildings.com
Construction Timeline
Owner-builder pace: 7-10 months
Weeks 1-2
Planning & Permits
Soil test, finalize property, submit permits
Weeks 3-4
Foundation
Pier & beam installation (9-13 days DIY)
Weeks 5-8
Framing & Roof
Kit assembly, roof installation
Weeks 9-12
Mechanicals
Rough electrical, plumbing, HVAC
Weeks 13-20
Insulation & Drywall
Insulation, drywall hanging & finishing
Weeks 21-28
Finish Work
Flooring, cabinets, trim, paint
Weeks 29-30
Final Inspection
Fixtures, final walkthrough, certificate of occupancy
Home Build Plan - Wake/Johnston County, NC
Updated November 2025 • All costs and timelines are estimates