Barndos / Turnkey / Silver finish schedule
PACKAGE C TURNKEY · FINISH SCHEDULE · v1.0
The Silver finish schedule.
This is what "Silver tier" actually means when you sign a Turnkey contract with us. Every allowance is called out with a real dollar number so nobody's guessing when it's time to pick tile. Everything above the allowance is a change order, priced in writing before we buy anything.
How to read this page.
Turnkey is priced at the Silver finish tier as a baseline. That number — starting at $395K Greers Ferry / starting at $495K Tablerock / starting at $720K Truman — assumes the allowances below. Gold and Platinum are two upgrade tiers with real, published multipliers so you can price your build up before you sign anything.
Silver tier · baseline
Included in the starting-at price
Solid mid-range finish. Semi-custom cabinets, quartz counters, LVP + tile floors, name-brand plumbing. Move-in ready.
Gold tier · upgrade
Adds from $35K
Custom cabinets, upgraded counters, engineered hardwood, better plumbing brands, upgraded tile and lighting. Priced on request.
Platinum tier · upgrade
Adds from $75K
Full-custom cabinetry, natural-stone counters, wide-plank hardwood, high-end fixtures, designer tile. Priced on request.
The Silver allowances.
Every allowance below is stated as the material cost we build into the fixed-price Turnkey contract. Labor to install is included in Turnkey at no extra cost — it's our crew, on our schedule. If you pick material that costs more than the allowance, the difference is a change order. If you pick material that costs less, we credit the difference back on the final invoice.
Kitchen & baths
| Item | Silver allowance | What that gets you |
|---|---|---|
| Cabinets — kitchen | $180 / lf | Semi-custom shaker or slab-front, plywood box, soft-close doors and drawers, 30–42" uppers. Diamond, KraftMaid, or equal. |
| Cabinets — baths & laundry | $150 / lf | Same line as kitchen, sized for vanities and utility. Includes vanity tops on Silver. |
| Countertops — kitchen | $65 / sf | Quartz, level 1–2 pattern. Silestone, Cambria, or equal. Includes standard edge, seams, and installation. |
| Countertops — bath vanity | $55 / sf | Quartz, level 1–2 pattern. |
| Backsplash tile | $8 / sf | Ceramic subway or standard porcelain, standard set pattern. |
| Kitchen sink & faucet | $650 combined | Undermount stainless single-bowl, name-brand pull-down faucet. |
| Bath fixtures per bath | $1,400 combined | Vanity faucet, tub/shower valve and trim, toilet, mirror, and standard hardware. Name-brand. |
Flooring & tile
| Item | Silver allowance | What that gets you |
|---|---|---|
| Main living, bedrooms, hall | $5 / sf material | Luxury vinyl plank, 20 mil wear layer, waterproof core. COREtec, Shaw, or equal. Install included. |
| Tile — bath floors | $6 / sf material | Porcelain, 12″×24″ or 6″×24″ wood-look plank. Standard set. Install included. |
| Tile — shower walls & pan | $9 / sf material | Porcelain wall tile, standard subway or 12″×24″ format, standard bench. Waterproof membrane and mud pan included. |
| Carpet (optional swap for LVP) | $4 / sf material | Nylon, standard pad. Install included. |
Lighting, doors & trim
| Item | Silver allowance | What that gets you |
|---|---|---|
| Light fixture allowance | $3,500 whole-house | Interior fixtures, exterior sconces, ceiling fans, and dining pendant. Recessed cans on standard 6" LED are included separately. |
| Interior doors | 2-panel Shaker, primed & painted | Standard 6-panel or 2-panel MDF or hollow-core, primed & painted. Passage, privacy, and dummy sets included. |
| Front door | $1,600 | Fiberglass or steel with sidelights per plan. Therma-Tru, Masonite, or equal. |
| Trim package | 3¼″ base · 2¼″ casing | Primed MDF, standard profile. Paint-grade throughout. |
| Paint | Premium interior latex, two coats over primer | One flat color on walls, one white on ceiling, one white semi-gloss on trim and doors. Two-color accent walls priced as a change order. |
Appliances
| Item | Silver allowance | What that gets you |
|---|---|---|
| Appliance package | $4,500 combined | Range or cooktop + oven, hood or microwave, dishwasher, refrigerator. Standard-tier stainless from a mainstream brand. You pick the models. |
| Washer & dryer | Not included | Rough-in provided. You supply the units. |
Mechanical, electrical & plumbing
| Item | Silver spec | What that gets you |
|---|---|---|
| HVAC | 16 SEER standard split | Right-sized to Manual J for the plan. Standard-efficiency heat pump or 90%+ AFUE gas furnace with matched AC. Standard ductwork. Major-brand equipment. |
| Water heater | 50-gallon electric or gas standard | Standard 50-gallon electric water heater. Tankless upgrade priced on request. |
| Electrical service | 200-amp panel | Standard outlet and switch spacing per code. LED recessed lighting per plan. Ceiling-fan boxes in bedrooms and living. |
| Insulation | R-19 walls · R-38 ceiling | Batt on exterior walls, blown cellulose on ceilings. Spray foam upgrade priced on request. |
What's not in the Silver number.
- Site prep and utilities to the slab — site clearing, grading, driveway, well/septic or municipal water & sewer taps, electric service to the meter base, propane/gas line.
- Building permits and impact fees — jurisdictional; you pay these direct to the county.
- Landscaping, decks, docks, patios, pools, fencing — separate scopes, priced on request.
- Second-floor buildout on Truman — the second story on the Truman is priced as an add-on above the Silver base.
- Appliances above the $4,500 allowance — the allowance covers stainless mid-tier. Professional-grade appliances are Platinum territory.
- Washer, dryer, and window treatments — not included at any tier.
- Owner-selected upgrades — any item you pick above the allowance number.
Gold and Platinum — what they add.
These are priced on request against your specific plan. Rough guidance so you can budget:
Gold tier · typically from $35K to $60K over Silver
- Cabinets: full-custom local shop or high-end semi-custom. $260–$320 / lf.
- Countertops: upgraded quartz or entry-level natural stone. $85–$110 / sf.
- Flooring: engineered hardwood, 5″–7″ plank. $9–$12 / sf material.
- Plumbing fixtures: premium-tier faucets, valves, and trim. Roughly 2× Silver allowance.
- Lighting: $6,500–$8,500 whole-house allowance. Designer pendants, upgraded exterior sconces.
- Appliances: $7,500–$10,000. Premium mainstream brand, stainless.
- Trim: taller base and casing, painted or stained. Crown molding on main living.
Platinum tier · typically from $75K+ over Silver
- Cabinets: full-custom local millwork, painted or stained inset.
- Countertops: natural stone (quartzite, marble) or premium quartz. $130–$200 / sf installed.
- Flooring: wide-plank hardwood, 7″–10″. Site-finished or premium engineered.
- Plumbing fixtures: designer/luxury brand line, custom finishes.
- Lighting: designer/showroom-selected, motorized shades wiring, smart-home lighting control.
- Appliances: designer/professional-grade brands. Typically $25K+ appliance package.
- Trim: custom millwork, coffered ceilings, wainscoting, built-ins as a scope line.
How the allowance dance actually works.
The single most common turnkey complaint on the internet is "my builder said cabinets were included and then hit me with an upcharge." Here's how we avoid that:
- Before the contract: you get this document, you pick your tier (Silver / Gold / Platinum), and any upgrade is priced in writing and added to the contract before you sign.
- During selections: we walk you through the allowance-by-allowance list — typically over one selection day at our supplier showrooms. You pick within your tier's allowance and there's no surprise.
- If you pick over the allowance: the overage is written up as a change order and priced before the item is ordered. You approve in writing. It's added to the contract.
- If you pick under the allowance: you get a credit back on the final invoice.
- If we hit an unknown (soil condition, county requiring a specific fixture, a change to the plan): we tell you in writing, price the change, and get your signature before we spend a dollar.
The whole point is: you should never see a number you didn't already know about.
Questions before you sign?
This document is v1.0 (July 2026). If your build starts more than 90 days from now, the allowance numbers may adjust with supplier pricing — but the tier definitions don't change and everything is locked at contract signing.
- info@ozarkclosers.com
- (417) 597-4470
- Ozark Closers LLC, Osage Beach, Missouri