Wichita Barndo Builders

Kit vs shell vs turnkey

The cheapest number up front is rarely the cheapest build. Compare all three for your size, then see what the payment looks like.

Kit vs shell vs turnkeySame building, three ways
Kit onlyShell / dry-inTurnkey
Building cost
SlabNot includedIncluded for the house; shop priced on a slabIncluded
Erection labourNot includedIncludedIncluded
Insulation, HVAC, plumbing, electricalNot includedNot includedIncluded
Interior finishNot includedNot includedIncluded
Who manages tradesYouYou, after dry-inThe builder

Site work ($20,000–$50,000) and a 10–15% contingency apply to all three and are left out so the columns compare like for like. Kit and shell columns leave real costs for you to pay later: the guide prices spray foam for 2,000 sq ft at $15,000–$30,000 and HVAC from about $12,500.

How to read the comparison

A kit is materials only: about $20–$35 per sq ft for a metal barndominium kit. You still need a slab, a crew to erect it, and every trade inside.

A shell is the building standing on your slab, about $30–$50 per sq ft, which Houseplans.com puts at 30–40 percent of a finished barndo. It is closed up and dry, but bare inside.

Turnkey is finished and ready to live in. It costs the most per square foot and needs the least from you.

Who each one suits

  • Kit: people with building experience, or a crew already lined up.
  • Shell: owners who will manage trades or do interior work themselves and can wait longer to move in.
  • Turnkey: anyone who wants one contract, one schedule and one person accountable.
Red metal barndominium under construction, shop door open, with materials stacked on the porch
Photo: Wikideas1, CC0

What will the payment be?

Enter the total from the comparison or the estimator, your down payment, and the rate a lender quotes you. We do not show a market rate because it changes daily and depends on you.

Construction projects are often financed first with a construction loan and then a permanent mortgage. Ask lenders how they handle barndominiums before you commit to land or a builder.

Barndo loan payment calculatorYour numbers
We do not show a market rate. Use the one a lender quotes you.

Monthly principal and interest

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