Can someone please let me know if they or anyone they know builds ICF spec houses?

Thanks!

I have seen some built in WI. ,But the build market has SLOWED down and not for 1 or 2 years now.

I would build an ICF spec house, middle of the road type, along with just enough impressive add-ons, if land costs weren't so high here in CT!

If you have the land, and can watch your costs, you can enter the market in a price range that is competitive for your market, and the ICF part should be a very marketable feature! Just remember, your selling cost has to fit where you build, so a marketing effort should get interest in the house early on, if you can get the info out there!

Ebuilder,

I am currently working on a subdivision of specs. I have plans for some spec townhomes in Seattle in the next year. I have also heard of a little subdivision of specs near Everett WA, 16 I believe. There is a large subdivision of specs in Pasco WA. I know of several subdivisions on the drawing boards. So the answer to your question is yes.

ICF Contractor

I just finished a SIP spec home and the experience so far has been less than satisfactory.  The "shine" of the house is what folks are drawn to, not the substance.  It seems to be a sign of the times...

Dug
Kindly comment a little more on "shine" as used in your context. To, that is the first impression products that catches their eye?

I think you're right in that the background or substance products, such as SIP or ICF, may not be a large enough calling card.....yet!

Hi Jim,

In general, our society is very materialistic. The majority of folks will opt for shine over substance.  ICF and SIP construction is superior to stick on a number of different levels, but folks are not willing to pay for the upgrade.  Take two houses, identical in all aspects except one is stick built and one is ICF (or SIP), price will sell the home 9 times out of 10.  And a guy can build a stick house with fiberglass insulation a heck of a lot cheaper than he can build with ICF.  If profit margins are the central focus, stick houses are the way to go with spec homes. 

With increasing energy costs, ICF and SIP will gain more attention, but "cheaper" can still be produced via stick and icynene, with near equal insulating values.  I will build my home this summer and will use ICF because I see it as a superior building product (in terms of insulating value and structural integrity...I live in Kansas, aka Tornado Alley).  It will be more expensive and I will have to give up some of the "shine" we may otherwise be able to incorporate, but in the end I want a comfortable home I can grow old in.  

     

 

I believe we're on the same page!

Even when I use ICFs, the difference in clients and upgrades is apparent. I find that discussing the payback values and time elements with clients provides them with very good reasons to leave out some shine, and go for the long-tern return....they can always add the shine later!

I think if you look at a couple hundred real estate listings, you get a pretty good feel for what is meant by "shine."

It typically is all the stuff that speaks "quality" or "design" to the great majority of buyers.  It is almost always the stuff you can see or touch, and hardly ever the stuff that's hidden.

Thus we get keywords in the listings such as "crown molding," "granite countertops," "vaulted entry."

You won't see mention of things such as "superinsulated high mass wall construction," or "ultra efficient hydronic heating powered by modulating-condensing boiler."

The fact is that ICF construction is a "feature" that will be understood and appreciated by only a small slice of the buyers, makes it a bad choice for the spec home builder and investor.  Why invest in a project that will appeal to only a quarter or less than the possible buyers?  Why limit yourself that way?

Dug,

I see and understand your point about the pricing of stick vs. ICF. About 5 to 6 years ago I consciously quit building stick frame structures. I felt like you do that ICF was a way better building method for all the same reasons you state and more. In some parts of the country ICF is not more expensive that wood. In the Pacific NW it truly depends on the structure you are building. I would say a 20X20 shed or garage would definitely be cheaper out of wood. Custom homes truly depend on the structure and what the client wants. Spec homes are about production; it starts in the planning stages and continues through lock up. What I mean is with any subdivision you start saving your money in the planning stage, with proper planning you reduce the amount of time you have your loans out with a bank (carrying charges). Carrying charges can kill your profits in a project, so planning is hugely important. Also in the design phase we spend tons of time designing our homes to the specific form we use so to reduce waste, time, and, effort which in turn cuts down on our number of days to build the structure, again reducing our carrying costs. DR Horton (the nation’s largest home builder by volume) has the time to build a home down to about 55 to 60 days with wood. I have seen similar homes to theirs built in 45 to 50 days out of ICF. That is huge, a 20% savings on time. Now couple with this the tax incentives you can receive for each home, you now have structures that are competitively price in the market. Now start heaping on the benefits (shine) of ICF and your home sells sooner than the stick.

ICF Contractor