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	Name:	Osms -
	Subject:	noagenda...
	Date:	6/7/2006 6:17:47 PM

Interesting my wife and I looked at three new UNSOLD homes on APCo lots this afternoon just to get a feel for that market.

Home #1. About 1800-1900 sq ft. 3 bdrm 2.5 bath. NO seawall, NO dock, NO basement, shallow slough water, 100% vinyl outside including windows. Cheap carpet and glue down picture of wood flooring. Interior finish about the quality of a medium priced mobile home. Price: $479,000. My educated estimate of total cost to build $125K-175K.

Home #2. Probably 2000 sq ft. 4 Bdrm/3 bath. 100% Hardiplank outside. Interior finish equal to a $150K tract home. New pine flooring (nice touch) in some rooms. End of slough lot with 2-3 ft of water--so shallow grass was growing in the water. Had pier, no seawall. 500ft driveway without even gravel. Price: $459,000 Cost to build: $175K-200K.

Home #3. About 2000sq ft. 4 bed/3 bath, Pier NO seawall, End of slough, shallow 3-5 ft. Wood siding exterior. Vaulted ceiling in den. Den had nice loft but there was NO access to it. Cheap wood flooring and commercial looking cheap carpeting. Price: $539,000 Cost to build: $200,000.

Oh, by the way, all had granite counter tops, but then most mobile homes offer granite these days. I didn't go through this process to report back to the forum--I'm considering building some lake homes--I know now that I can offer a better product at a lot lower price and still make a killing.