Buying land. Then get a Log Cabin, Motorhome, Trailer, or Other?

[Larry Caldwell]

Nature Girl: You build 'em, I fix 'em. I have repaired a few log houses - not cabins, but real full sized lodges. Give them big overhangs, at least 3 feet, 4 feet is better. Water and dirt splashing during heavy rain will destroy the lower logs. Also, give them a generous concrete foundation and use treated wood for everything within 8 inches of the ground. If that means buying pressure treated poles for your first course, do it. I guarantee, it is an expensive PITA to jack up a log house to replace the bottom two courses of logs, but that is what rots out first. Forget "naturally rot and insect resistant" wood. Get ground contact rated treated wood. Termites will eat anything else.

The other weak spot is the roof. Forget splitting your own shakes, and put a lock seam, concealed fastener metal roof on it. The roof will last several times as long, won't leak under any conditions, and won't catch fire if the woods do. Use heavy gauge metal and extend it 6 inches past the fascia. Cap the varge with metal trim.

There are few things in life that reach into the soul of our heritage and the heart of our connection to the land like a Log Cabin. From the time I was a little girl whenever I saw a log cabin I would inhale with glee and exhale with a satisfying sigh, often followed by an ahhhh!

Of course it's only appropriate that I recently discovered a carpenter who helped me build my tree house that hand hews logs for Log Cabins. He hand hewed the 24' ridge pole in the tree house taken from a 75' pine tree the utility company took by mistake - ouch.

Due to our joint love of the woods and creating from nature, we have started working together. We teach the art of hand hewing and assist people in the process of building their own Log Cabin, as well as creating traditional Log Cabins. We are forming a class this spring in the St. Louis area.

Here are a few images of the 2 story hand hewn log home Rob Insco built for his family here in Missouri. I know you are in another part of the country and I'm sure there is a local "artist" who could assist you on your venture should you choose to harvest your home from your land. We are so happy to help in giving you information that may bless your journey.

Good Luck,
Nature Girl

 

[CatLady]

Hi again. I'm in need of more helpful advice if anyone can spare it. I got a lot of helpful advice last time but I didn't give certain details before, and I do need advice that's tailored to my situation. I have spent months looking patiently, and come close, but no cigar. Over the past months I have also gone through a lot of thinking and realizing what I really need and want. So here is the deal.

I only have around $27-30K to spend now. I am in a house that's costing way too much every month, and I need to get out as soon as possible. (Please let's not get into why and how I am in this situation, there were a lot of factors out of my control, and I have learned lessons too.) I want to be in a cheap place that's paid off, and I do not like living in neighborhoods.

It's an unusual situation and please don't jump to conclusions just yet.

I really want to buy my new property FIRST, and then move most of my possessions into the new place, THEN list my house for sale. A realtor looked at my house and agrees that I must move things out first. I really don't want to list my house and scare away potential buyers because when you initially list is when you want to make a great first impression, and for other reasons, I really believe I must have another place (with some kind of building to store my things) first.

Another reason is that I'm trying to buy a foreclosure so that I get more value for my money. Otherwise I will get so little. And foreclosures have odd timing and drag on, and I can't have people interested in my house and I tell them I don't know when I can move out. And other misc complicating factors.

Once the house sells, which would hopefully be by Fall (3-7 months), I would have another $12-20K immediately to put into my new place and another $250-$700/mo. (No way to know the amount more precisely.) There is a chance I would be unable to sell and it would not sell until next spring or summer, but I would try hard to sell it this year.

There is also a SMALL chance every month that I'll get a "bonus" and have anywhere from $1-5K extra. But on average this happens about once or twice a year.

As I said, I do have friends who are VERY willing to do free and reduced cost labor and trade labor. So I can get a septic installed for probably only $3500-$4500 for example. However for plumbing, electric, roofing I'd be paying full cost.

I have about a 40 mile radius I'm willing to live in, and half of my search area is cheap. Land is only $1500-$3000 an acre depending on how many you buy and if it's a foreclosure. (I am in KY.) I am okay with having small acreage, like 1-3 acres, but prefer more. I don't think I can afford it in general. I prefer neighbors to be in the distance and hopefully with trees or hills blocking the view, but I will probably have to settle and have neighbors on one or two sides of me. As long as I have some parts of the property that are "private", I will be okay.

I have a lot of stuff, and space is a big priority to me (but not the biggest). I am okay with living in an ugly place, but I do the need work/storage space. . I am fine with having no kitchen for months (maybe even 12+ months). I am okay with having no shower/bath for a little while.

Once I move my possessions, I will be able to keep living in this house until it closes. So I'll have shower/kitchen/etc here. So that might help with the plan. The new property doesn't have to be that liveable right now. HOWEVER once I have a pending offer, I'd need to make the new place liveable. So I need a plan that involves the initial $28-$30K.

There is a small chance that a friend would be willing to lend me $5000-$10000 or even $15000. Then I would pay it back when the house sells. That would help in some cases, but I would prefer not to borrow if possible.

I am still hoping to avoid a singlewide, especially an older one. For reasons that other people mentioned here. Even one that looks well cared for, as someone posted, can have all kinds of hidden problems behind the tub and under the wallpaper and so on. If a singlewide is all I can afford, then so be it, but personally I think I'd rather live in a nice metal boxy building (that has a bathroom).

I am finding some excellent deals on land, but I'm still confused on how to get the end result I want. I will post some examples in a few minutes.

I hope this is not confusing. I am very frustrated, and really needing to figure out a good plan, so it can get done ASAP.

 

[CatLady]

So in a nutshell, I am wanting to get land that I like okay + something liveable (has shower/toilet) + dry clean square footage, for $28-$30K. 1500 sq feet would be about the minimum I need eventually, and prefer 2000 or more... I mean including any barn/garage.

Also I really hate when there's a mud floor or even gravel. Trying not to have this, but maybe temporarily I can deal with it.

I am leaning toward the metal building route, but maybe just build a normal shell of a house as fast as possible. That would be even better if it's possible. I'm afraid if I put much into a metal building, I won't have any money for building later. As I said, the future money will be just the one-time boost (from the house sale) and a small amount monthly. Not leaning toward singlewides at all. Travel trailer only if necessary as a temporary measure, and I resell it later.

For example, some of the deals I found and am considering are roughly like this:

1) I've seen some where I can buy 3-5+ acres for only around $11K, but it has no septic or anything. (Yes, this is in a cheap area, and this is digging around for great deals.) Say I could pay closing costs, get the perc/approval, install septic, get water and electric run to the building site, and still have $12-14K left. So, then I would put a nice large metal building with concrete floor, and toilet/sink/shower. Is that a good plan? Are there other good options if I bought undeveloped land? I know someone said they might not allow me to live in there, but maybe if they didn't realize I was, or I got permission by saying I was planning to build a small cabin/house (I don't see how I could build for a long time.) Since I would be living at the current house for months presumably.

2) Sometimes I see land with septic already installed. Usually it's smaller acreage and not as private. If I found one that was acceptable for say $10-14K, then I'm in a much better position than the above?

3) Sometimes I am seeing great deals on more acreage or acreage+garage, and I want them, but I believe I couldn't afford it? Such as, 12 acres for $20K, and septic probably does not work. I don't see how I could make that work unless I am willing to live in a singlewide/camper for years and save up? But wish I could, that's a great deal. That one also has a small old house that's "toxic" and I am wondering if it can be cleaned and the bare minimum of repairs done for only $4000 or less. However, after that money is put in, it would still be nothing too great, and it's somewhat small. (I'd really need a storage building.)

4) Another deal available is 5 acres with big uninsulated garage and another great storage shed which might be possible to get for around $23K and septic might work, which is great seeming, but I don't know if I could install the bathroom in the garage and live there. Also that deal requires waiting and taking the risk of it selling to someone else, which isn't wise. Waiting means that my house is not on the market, and I can't wait much longer. Also, the shed would need to be removed to clear out a building site if I did build or put a singlewide.

5) What I feel is ideal for me is if found the right fixer upper. That would be perfect as long as it had enough storage space, or was cheaper so I could add storage space. I would love for this to happen, however it's just not working out due to the tight budget and wanting privacy. Also, if I found any, they would likely have competiting buyers wanting it. And, most are going to be too small. I thought I had found one of these more than once, but it didn't pan out. It was close.

I don't want to regret what I end up with. It's sad if I go with only 1-2 acres, but it may be necessary. Because I care about the square footage, I'm even wondering if I should settle for having a lot less privacy and quiet, but I believe I'd regret it.

Ideally it's something that could be resold 5-30 years down the road without taking a loss. That's another plus for the acreage, if I get build a house on there someday, it's building equity. Therefore, personally for living quarters I could accept as little as 720 sq feet, but I would prefer more in the main house since I may resell or rent it out someday. Most people would find 1000 small.