RE:RE:RE:Lumber PriceWow, timber framing.
I didn't see any architectural details noting the buildings incorporating timber framing. If that is the case then yes the amount of lumber involved rises significantly.
As do the labour costs.
You'll note that all the architectural detailing has three classes.
The photographs of example buildings are really lovely but the actually elevations are substantially less.
Choice 1- Really nice, detailed. multiple built up layers of mouldings, expensive.
Choice 2 - Nice, minimal eave facade build out, moderate price.
Choice 3 - Cheap, no build out eaves, just soffit and fascia, do detail, cheap.
Greenbriar is currently in a lawsuit with Stuart Nacht in which Mr. Nacht has stated he was against building a version of the buildings that is even less then the cheapest version you are seeing in the Master Development Plans.
The likelihood of sidings and trims actually being real wood in a mass housing development like this is fairly low. Composites make up the majority of sidings, trims, railings and architectural details.
I personally believe JZMK Partners really have done an exceptional job and I'm sure they didn't come cheap to have completed this project. Question is what level of architectural detail will they be building at.
You also need to remember the majority of units being built are multiplexs. Having shared walls significantly decreases the amount of framing required.
At 20%-25% of the total per unit cost puts lumber at approx. $35,000 to $44,000 per unit.
Way out of line for this style of development.
Again to my point, when did Landmark Builders provided their estimate for construction costs. If it was at the same time as Dewalt's estimate in 2019 then this whole conversation is mute because the lumber prices were actually lower back then compared to today.