Homesteading and Hobby Farm/Ranch

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Gavinmad

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How many of you have build houses from scratch on your land? What all was involved for you? What tips, tricks, and things to avoid might you be willing to share?
You mentioned it at the end but I'd say the number one thing is researching what your utility access is like since these kinds of dreams often involve a somewhat remote plot of land and you can be looking at a cost in the multiple tens of thousands of dollars just to get electricity.
 

Blazin

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Not sure if this should go here, or the home improvement thread or where but here we go...

As some of you might have seen me post I have a long term goal I call "Project Peaches", which is buy land, build house, live there until the wife and I die. The Peaches part is that I plan on buying enough to start planting fruit trees for little more than self entertainment, but still...

How many of you have build houses from scratch on your land? What all was involved for you? What tips, tricks, and things to avoid might you be willing to share?

The game plan right now is land purchased within the next 6 months (pending a stock event involving my job), with enough additional to finance the house build. But I don't know where to start with building a house from the ground up. So far it's just been floorplan shopping on line looking at that. I figure it will involve probably hiring/finding a GC to manage sub contractors, or trying to tackle that myself. Then foundation and all the fun of building. Plus making sure proper utilities are run where possible, and planning/installing a septic system along with this.
I bought land and built a home recently, I can probably answer any questions you would have or at least point you in the right direction.

In general it's more complicated than most people expect and much more expensive than people are planning for.
 

Borzak

Bronze Baron of the Realm
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Live in a rural enough and out of the way area they really don't even have codes. When I built the shop at my parents place I was going to get a permit and was told no permits required unless it was a commercial establishment. The power company required the sign off of an electrician before they would energize the meter. That took him of all of 2 minutes walking around and done.

At my place in TX I was not required to get a permit either on my 40'x100' shop but they needed a sign off of an electrician as well which which they waived since I knew someone at the electric co-op. I'm pretty sure they do require permits for a house, but not a shop.

Odd thing about my parents house in MS it is very well built. Instead of 2x4 studs they used 2x6 for extra insulation and has triple plane windows and the water faucet cut offs like you see much further north that extend from inside. I think the guy must have been an exec at a near sawmill and moved down here. Even has a room like a sunroom/airlock so you don't have to open the door to outside to get in. Lot of overkill for warm weather.
 
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lurkingdirk

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Not sure if this should go here, or the home improvement thread or where but here we go...

As some of you might have seen me post I have a long term goal I call "Project Peaches", which is buy land, build house, live there until the wife and I die. The Peaches part is that I plan on buying enough to start planting fruit trees for little more than self entertainment, but still...

How many of you have build houses from scratch on your land? What all was involved for you? What tips, tricks, and things to avoid might you be willing to share?

The game plan right now is land purchased within the next 6 months (pending a stock event involving my job), with enough additional to finance the house build. But I don't know where to start with building a house from the ground up. So far it's just been floorplan shopping on line looking at that. I figure it will involve probably hiring/finding a GC to manage sub contractors, or trying to tackle that myself. Then foundation and all the fun of building. Plus making sure proper utilities are run where possible, and planning/installing a septic system along with this.

This was my plan as well, but I happened to find a place with 40 acres that fit all my desires. It's taken a ton of renovation, but the house is really about as it would be had I built it from scratch. The property has been amazing. Barn for livestock, chicken coup, huge woodshop, enclosed and heated garages for all the vehicles, heated storage shed, and barn to store firewood. I have several acres of fruit trees, and a two and a half acre garden in which I grow enough that we rarely buy produce. I also have a couple acre pond we dug and stocked. Next summer we should be able to fish for dinner to our hearts' content. One major thing I would encourage is to figure out everywhere you need power and water. If you're planting peaches, figure out irrigation, and put a well there. I have three wells, two of them have a pump house. Those are the water sources for watering all my crops and getting water to my livestock. I have two electric meters, one on the house, one on the barn, and from the barn all the out buildings have subpanels.

Just think ahead with everything.
 
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BrutulTM

Good, bad, I'm the guy with the gun.
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Not sure if this should go here, or the home improvement thread or where but here we go...

As some of you might have seen me post I have a long term goal I call "Project Peaches", which is buy land, build house, live there until the wife and I die. The Peaches part is that I plan on buying enough to start planting fruit trees for little more than self entertainment, but still...

How many of you have build houses from scratch on your land? What all was involved for you? What tips, tricks, and things to avoid might you be willing to share?

The game plan right now is land purchased within the next 6 months (pending a stock event involving my job), with enough additional to finance the house build. But I don't know where to start with building a house from the ground up. So far it's just been floorplan shopping on line looking at that. I figure it will involve probably hiring/finding a GC to manage sub contractors, or trying to tackle that myself. Then foundation and all the fun of building. Plus making sure proper utilities are run where possible, and planning/installing a septic system along with this.

My brother built a house from scratch on our ranch starting in 2015 and I helped him with it a lot. A few things I remember...

1) Floor plan is not the place for creativity. They did a few things that I just think turned out goofy. They haven't really complained about it but I would just say that standard floor plans have worked out some issues that you won't be able to think of when you're just drawing shit on paper. They even used a friend who is an architect to help them but IMO she didn't guide them that well.

2) They used insulated concrete forms which are a very nifty way to build a house. I would seriously consider that if I was going to build a house now.

3) I would echo what someone else said about getting detailed information about utilities and water before you buy. Since you're planning to grow peaches I'm guessing you're someplace in the Southeast so probably drilling wells isn't that big a deal but you need to know about that in advance. If you can hit water at 30 feet and drill a well for $5k then certainly just drill them wherever you need them. I live out west and I have drilled 4 wells in the last few years at an average price of about $50,000 so you can't really do that casually around here. There are places where it's even more expensive of course.

4) If you figure out the tree growing, give me some tips. I have planted probably 50 trees in the last 3 years and I think maybe 5 are still alive. A couple of those I will actually be surprised if they make it though the winter as well. Anyway, growing trees sucks.
 
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Haus

I am Big Balls!
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My brother built a house from scratch on our ranch starting in 2015 and I helped him with it a lot. A few things I remember...

1) Floor plan is not the place for creativity. They did a few things that I just think turned out goofy. They haven't really complained about it but I would just say that standard floor plans have worked out some issues that you won't be able to think of when you're just drawing shit on paper. They even used a friend who is an architect to help them but IMO she didn't guide them that well.

2) They used insulated concrete forms which are a very nifty way to build a house. I would seriously consider that if I was going to build a house now.

3) I would echo what someone else said about getting detailed information about utilities and water before you buy. Since you're planning to grow peaches I'm guessing you're someplace in the Southeast so probably drilling wells isn't that big a deal but you need to know about that in advance. If you can hit water at 30 feet and drill a well for $5k then certainly just drill them wherever you need them. I live out west and I have drilled 4 wells in the last few years at an average price of about $50,000 so you can't really do that casually around here. There are places where it's even more expensive of course.

4) If you figure out the tree growing, give me some tips. I have planted probably 50 trees in the last 3 years and I think maybe 5 are still alive. A couple of those I will actually be surprised if they make it though the winter as well. Anyway, growing trees sucks.

1. Floor plan - I'm looking at pre-done floorplans for that reason. I have a few things that are essentials :
  • An office/study space for me. I want that old school "bookshelves on the walls dark wood tones" kind of office/study
  • Laundry room NOT on the opposite side of the house from the master bedroom (like our current house), preferably attached to the closet for said master bedroom. This seems to be a pretty common feature these days.
  • Large master bath featuring an overly fancy/luxurious tub for a certain Mrs. Haus Mrs. Haus
  • A large room which can be used as a "wall to wall, floor to ceiling bookshelves" library, also for a certain wife of mine.
2. Construction, I'm still at the point of looking at everything from traditional stick framing, metal based barndominiums, to concrete.

3. Most of the locations I have looked at are in east/southeast Texas and wells are not difficult in most of the areas. Many of the parcels I've looked at already have wells on site. All so far have had electricity at the road. Around 2/3 of them also have water co-op available. I anticipate a very large propane tank, at least one well, and some level of solar/battery. Not thinking whole hog off grid, but the closer I can be to it the better I will feel.

4. So far the tree growing for me is very limited as I'm still here in the suburbs of Dallas. I've had odd success literally just planting the pits from my favorite strains of peaches and having a good number sprout and are now in the 4ft-5ft tall seedling phase and ready to transplant. This should be the year they start putting on fruit, we shall see. It's mostly a "keep me occupied" hobby and I don't plan on building out a full on orchard. Several of the places I've been looking at also have established pecan trees, which would be a nice bonus.

The full plan would be , in a perfect world, find the parcel of land and it already has a single wide or something on it, so I could post up there while the house was being built to oversee things but still maintain our main household in Dallas. Once the big house is finished, we move and house in Dallas (paid off) becomes a rental. End goal will be to have no mortgage of any type. Once we live in the big house, we maintain the trailer/small house as an option for eventually moving aging parent(s) into.
 
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Haus

I am Big Balls!
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Nah I'll come be a groundskeeper
Don't think a little part in the back of my mind was already thinking about finding somewhere where I could draw in the rest of the miscreants around here to eventually own enough of the land to incorporate as "Hoofsville" or "Rickshaw, Texas"
 
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Blazin

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If you want or have to have the power line buried just keep in mind they can go about 500-600ft without a box, and even with power at the road you often end up needing to pay for a pole ($3500 or so a pole) because they have to change the voltage if there is not already a transformer at that spot. There is all sorts of "grey area" in construction. Power lines are to be buried in Sch 80 conduit pipe (grey pipe) which is a lot more money so some people will bury the cheaper white pvc and then just use the sch 80 at the terminations. In stricter jurisdictions that won't work because they will require a trench inspection before closing it up. Also see if you stoned the base etc.

My largest "wtf" expense was storm water management while there is nowhere in the US exempt from these rules counties/municipalities that dont have zoning code enforcement the Feds don't really have much way to enforce. Normally the bureaucracy goes DEP->Local State Institution, here in PA that is a Conservation District. They catch you into the fold via permitting/zoning so if you don't have that can normally just skip but when looking at property its very important to know. Water management cost me about $90k in hard costs + plus engineering.

Some regulations are complete BS some corners shouldn't be cut even if you can get away with them. Locations without proper oversight is more likely to have contractors who will cheat you knowing that nobody is looking at it. So as annoying as inspections can be they can also protect you.

Septic systems are another area of regulation. What matters here is how the ground percs. Some types of soil are very slow to absorb water that means systems have to be built larger.

I'm not a big fan of large sand mounds and have an ECOflow system which is another tank after the main tank costs about $5k more but can reduce the size of a sand mound considerably.
I had contractors for the foundation, framing, roofing siding and a few other things because I knew it would just take me too long, if you aren't in a hurry can save a lot of money doing some things yourself as long as its scope you are comfortable with. Some people it's a lot easier to just let a GC take the entire or almost the entire scope.

How long of a drive? Stone/Asphalt? Thank goodness we have starlink now as how to get internet in a rural property use to be a real PITA. In my experience most people do a great job on focusing how much the house will cost, and the most common missed aspect are the costs outside of the house which can really vary by property. How much dirt needs moved, how hard will the drive be to cut in, do large areas need cleared and graded for yards, groves etc. Silt socks? I eneded up needing hundreds upon hundreds of feet of silt socks.

And of course equipment...Because really why would you want to move to a nice piece of land and not buy a shit ton of equipment and then the barn to put it in.
 
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Goatface

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4. So far the tree growing for me is very limited as I'm still here in the suburbs of Dallas. I've had odd success literally just planting the pits from my favorite strains of peaches and having a good number sprout and are now in the 4ft-5ft tall seedling phase and ready to transplant. This should be the year they start putting on fruit, we shall see. It's mostly a "keep me occupied" hobby and I don't plan on building out a full on orchard. Several of the places I've been looking at also have established pecan trees, which would be a nice bonus.
i have grown a few peach trees from pits and the fruit was crap. they all got rust early on and that might have effected the trees development plus frost kills the blooms most years. also have been told, growing a tree from a pit is a gamble, as it could be from a grafted tree, hybrid or something else. i don't like peaches and for me it was just about growing something.
 

Haus

I am Big Balls!
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i have grown a few peach trees from pits and the fruit was crap. they all got rust early on and that might have effected the trees development plus frost kills the blooms most years. also have been told, growing a tree from a pit is a gamble, as it could be from a grafted tree, hybrid or something else. i don't like peaches and for me it was just about growing something.
That's pretty much where I'm at on it. Figure I'll take a gamble on if these turn out as good as the fruit I got the pits from, and if not I can go buy specific trees.
 

Sludig

Potato del Grande
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BrutulTM BrutulTM

So of my 3 cows, the young steer came small and still is pretty small. Going to get checked for worms, but I was wondering if there's anything worth doing to try and get him to make up lost ground. Little Dexters I have them on 95% hay, and been doing cattle cubes/creep mix when we had cold weather. He supposedly had pnemonia or something when very young and was kinda stunted from that.

Neighbor seems to think b12 aside from worming. I was curious if there's outright growth hormone or something even though I'm sure your personally against it with the naturalism thing.
I'd be almost ok keeping him as a fairly tame pet mini cow, but if I get a full time bull, I think i'm stretching my carrying capacity of my pasture.
 

BrutulTM

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BrutulTM BrutulTM

So of my 3 cows, the young steer came small and still is pretty small. Going to get checked for worms, but I was wondering if there's anything worth doing to try and get him to make up lost ground. Little Dexters I have them on 95% hay, and been doing cattle cubes/creep mix when we had cold weather. He supposedly had pnemonia or something when very young and was kinda stunted from that.

Neighbor seems to think b12 aside from worming. I was curious if there's outright growth hormone or something even though I'm sure your personally against it with the naturalism thing.
I'd be almost ok keeping him as a fairly tame pet mini cow, but if I get a full time bull, I think i'm stretching my carrying capacity of my pasture.
How old is he? Runt calves are definitely a thing. Either their mother didn't have milk for them or they got sick or something along those lines and they never really catch up. Worming won't hurt but that's not his problem. You could feed him some grain or other supplement but that will probably make him get fat more than grow. You can definitely give him a hormone implant. It has to be put under the skin in his ear though, which might be tough if you don't have a head catch. That would probably help but it's not going to be a dramatic effect. From what I've heard it tends to add 50 lbs or so.

I don't have a great answer for you. If one of my cows brings in a runt in the fall I'm going to just sell him and cut my losses and probably sell his mother too. That's not necessarily right but I don't have time to mess around too much with a single animal so your situation is different from mine. When I have kept them around they tend to die during the winter because they had lung damage from being sick or whatever and couldn't take the cold. You could try talking to your vet about it but I'm not sure if there's a great answer. It's definitely possible that he will just grow out of it and there's definitely a chance that he never will no matter what you do.

Good luck.
 

Sludig

Potato del Grande
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How old is he? Runt calves are definitely a thing. Either their mother didn't have milk for them or they got sick or something along those lines and they never really catch up. Worming won't hurt but that's not his problem. You could feed him some grain or other supplement but that will probably make him get fat more than grow. You can definitely give him a hormone implant. It has to be put under the skin in his ear though, which might be tough if you don't have a head catch. That would probably help but it's not going to be a dramatic effect. From what I've heard it tends to add 50 lbs or so.

I don't have a great answer for you. If one of my cows brings in a runt in the fall I'm going to just sell him and cut my losses and probably sell his mother too. That's not necessarily right but I don't have time to mess around too much with a single animal so your situation is different from mine. When I have kept them around they tend to die during the winter because they had lung damage from being sick or whatever and couldn't take the cold. You could try talking to your vet about it but I'm not sure if there's a great answer. It's definitely possible that he will just grow out of it and there's definitely a chance that he never will no matter what you do.

Good luck.
Ya like i said he had been sick, he was sold to us with the mom very cheaply because of it. he's like 6-8 months now, certainly smaller than the same age heifer we got.

I need to talk to the cow folk next time in at the mill. Local vet does a lot of horses but more limited on other farm animals
 

BrutulTM

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Yeah find a cow vet. Someone who works in agriculture and not just pets. The horse places will bend you over.
 

Borzak

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Large animal vets here make house calls. Of course if you just need to talk or ask questions that would be overkill.

I had a large animal vet do a ligament repair on my barn cat that got stuck/caught in a tree on the way down from chasing guineas. He said he had studied it in school at A&Mand had never done it but was willing to try it. Cat healed up just fine and never had a limp, he walked and ran just fine for another 5 years or so before he died. I think I paid $350 with no guarantees.

Well worth it, went from couldn't walk at all with a totally gimp leg to walking in less than a week with nothing but a few pills for pain and prednisone aftewards for a while.
 
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Cutlery

Kill All the White People
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One of my transport guys at work bought a bunch of pigs a few months ago, they'll be ready for slaughter soon.

$300 for a whole pig, $150 for a half.

This has gotta be the "you're kinda sorta my boss" discount, right? I can't imagine a pig costs less than $300 to raise.
 

BrutulTM

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That's a pretty reasonable price. I'm guessing you pay for the processing too? Grain is pretty cheap.