How Much Does It Cost to Build a Barndominium in Tennessee?
Barndominiums, or “barndos,” continue to gain popularity across Tennessee and beyond. By combining the practicality of a metal building shell with fully customized living spaces, these homes offer flexibility, durability, and a unique modern-rustic charm. But how much does it really cost to build one in the Volunteer State?
While exact costs depend on location, finishes, labor, and design choices, we can break down average cost per square foot estimates to give you a realistic starting point.
Understanding the Building Blocks: Average Costs Per Square Foot
When building a barndominium, different areas of the structure carry different costs per square foot depending on complexity and finishes. Here’s a Tennessee-based estimate:
- Living Space: $180 – $210 per sq. ft.
Fully finished interiors such as bedrooms, bathrooms, kitchens, and living rooms. Includes insulation, drywall, flooring, plumbing, electrical, HVAC, cabinetry, and fixtures—comparable to a traditional home. - Garage/Shop Space: $65 per sq. ft.
Covers a concrete slab, metal shell, optional insulation, overhead doors, and basic electrical. Generally does not include full finishes or HVAC. - Covered Porch/Deck: $46 per sq. ft.
Typically includes the concrete slab/decking, roof structure extension, and support posts. Walls, insulation, and complex systems are usually excluded.
Putting It Together: Example Cost Scenarios
Scenario 1: Balanced Living and Workspace
- Living Area: 2,000 sq. ft.
- Shop/Garage: 1,500 sq. ft.
- Covered Porches: 500 sq. ft.
Estimated Cost Breakdown:
- Living: 2,000 × ($180 – $210) = $360,000 – $420,000
- Garage/Shop: 1,500 × $65 = $97,500
- Porch: 500 × $46 = $23,000
Estimated Total Cost: $480,500 – $540,500
Scenario 2: Larger Home, Smaller Shop
- Living Area: 3,000 sq. ft.
- Shop/Garage: 800 sq. ft.
- Covered Porches: 300 sq. ft.
Estimated Cost Breakdown:
- Living: 3,000 × ($180 – $210) = $540,000 – $630,000
- Garage/Shop: 800 × $65 = $52,000
- Porch: 300 × $46 = $13,800
Estimated Total Cost: $605,800 – $695,800
Key Considerations Beyond Square Footage
These figures provide a solid baseline, but your final costs will depend on many factors, including:
- Land Costs: Not included in the estimates.
- Site Preparation: Clearing, grading, foundation work—especially significant in Tennessee’s hilly terrain.
- Utilities: Bringing in water, sewer/septic, and electrical connections can add tens of thousands.
- Material Quality & Finishes: High-end choices like custom cabinets or luxury flooring push costs higher.
- Design Complexity: Unique rooflines, lofts, or custom layouts add labor and material expenses.
- Permits & Fees: Vary by county and municipality.
- Labor Rates: Differ between rural and urban areas of Tennessee.
DIY vs Hiring a Builder
Acting as your own general contractor or doing labor yourself can lower costs, but comes with challenges:
- Massive time commitment.
- Need for trade knowledge.
- Potential for costly mistakes.
- Code compliance hurdles.
- Financing challenges for DIY builds.
For most, hiring an experienced barndominium builder ensures quality, saves time, and avoids costly setbacks—even if it means paying more upfront.
Conclusion
Building a Tennessee barndominium is an exciting opportunity to create a home tailored to your lifestyle. Using updated averages—$180–$210 for living space, $65 for garage/shop space, and $46 for porches—you can start building a realistic budget.
But remember: these numbers only cover the shell and basic finishes. Land, site work, utilities, and custom upgrades will significantly influence the final cost. Whether you go the DIY route or work with a professional builder, careful planning and realistic budgeting are the keys to turning your barndominium dream into reality.
