Everything You Need to Know About Pricing, Land Prep & Custom Builds
At Spear Builders of Virginia, one of the first questions we’re asked is:
💬 “How much does it cost to build a barndominium?”
The answer? It depends — and we’re here to break it down clearly. As a custom, on-your-lot builder, we don’t sell kits or templates. We design and build barndominiums from scratch, tailored to your land, layout, and lifestyle.
This guide will help you understand what goes into pricing a stick-built barndominium in Virginia and what to expect before you build.
💰 Typical Barndominium Costs in Virginia
Barndominium pricing varies based on size, layout, finishes, and site conditions.
Here’s a general range for fully custom, stick-built construction in Central Virginia:
| Home Size | Price Range (Estimate) |
|---|---|
| 1,200–1,500 sq ft | $325,000–$390,000 |
| 1,600–2,000 sq ft | $390,000–$500,000 |
| 2,000+ sq ft | $500,000–$700,000+ |
Note: These ranges include construction costs — not land, well/septic, or excavation (which we detail below). Actual prices can differ for many reasons.
🏗️ What Affects Barndominium Price?
A few major factors influence the final cost of your barndominium:
1. Square Footage & Layout Complexity
- More space = more materials + more labor
- Open-concept with vaulted ceilings can add framing cost
- Lofts, garages, shops, or second stories increase price
2. Exterior Materials
- Metal siding vs board-and-batten
- Stone or brick accents
- Porch size, columns, roof pitch, dormers
3. Interior Finishes
- Flooring, cabinetry, countertops
- Custom trim, vaulted ceilings, shiplap walls
- HVAC, plumbing, electrical panel sizes
🌳 Land Prep & Hidden Costs (Often Overlooked)
Even before building begins, site conditions affect your budget. We help you assess these during the initial land evaluation:
- Excavation or clearing trees
- Drainfield design & septic system installation
- Well drilling or water access
- RPA or wetland restrictions (if near floodplain, stream, or protected zones)
- Grading & lot balancing
💡 Related resource: Build on Your Lot in Virginia
❌ Kit vs Custom Barndominium Pricing
If you’ve seen online ads for “$100K barndominium kits,” here’s the truth:
| Kit Company | Spear Builders |
|---|---|
| Ships a shell | Designs & builds your entire home |
| Often excludes foundation, labor, utilities | Full-service construction included |
| No permits or site management | We handle land prep, permits, and inspections |
| You’re your own general contractor | We manage the entire build |
We don’t offer kits — and we don’t recommend going it alone. Our stick-built barndominiums are fully tailored, code-compliant, and built to last.
📍 Where We Build (and What It Means for Price)
We build across Central Virginia, including:
- Charlottesville, VA
- Culpeper, VA
- Fredericksburg, VA
- King George, VA
- Lake Anna, VA
- Madison, VA
- Orange, VA
- Ruther Glen, VA
- Spotsylvania, VA
- Staunton, VA
Each site has its own county permitting, soil testing, and utility needs — all of which we manage for you.
📖 Want More Barndo Resources?
- Barndominium Floor Plan Inspiration
- Small Barndominium Design Ideas
- Garage & Storage Layout Tips
- Porch Design Ideas
📞 Ready to Price Your Own Barndominium?
No two barndos are the same — and your land, vision, and layout matter.
We’d love to walk your lot and give you a real estimate based on what you need.
👉 Contact us today or call 540-368-9003 to schedule a consultation with the team at Spear Builders.