Barndos / The Greers Ferry
GREERS FERRY · PRICING TRANSPARENCY
The $115,000 Line.
What actually fits inside the number, and why the third-party shell prices don’t.
You’ll find a lot of numbers on the internet before you find one from us. That’s fair — that’s how this industry works. Here’s how ours holds up next to them.
KIT AT INVOICE
Direct from General Steel or Capital Steel. Named on your contract, priced at what we pay.
OUR OWN STRIKE TEAM
Steel erected by our crew, same faces every week. Not brokered to a two-guy carport team.
FIXED AT SIGNING
Dried-in number holds. Change orders only if you change the plan.
The two numbers people quote you
$34,555. Factory Steel Overstock’s published price for a 40x60 shell kit — steel only, delivered to your dirt. You can look it up right now at factorysteeloverstock.com. It’s real. It’s also the beginning of a very long list of things you still have to buy, permit, engineer, and hire someone to build.
$45 to $75 per square foot dried-in. BarndoBible’s national range for a finished-to-weather steel home. On a 2,263 sf Greers Ferry, that’s $102,000 to $170,000. A range that wide isn’t a price — it’s a shrug.
The Greers Ferry number
Dried-In on your slab: $115,000. Fixed at signing. 2,263 sf under roof. $50.82 per square foot.
Here’s what’s inside it.
| Line item | What you get | Invoice |
|---|---|---|
| Steel building kit Pass-through, our invoice | Complete red-iron rigid frame, engineered and stamped for your county’s wind and snow load. Primary framing, secondary framing, 26-gauge board-and-batten wall panels, 26-gauge metal roof panels, trim, fasteners. | $52,000 |
| Windows Andersen, installed | Premium fiberglass-composite frames. Not builder-grade. Delivered and installed by our crew. | $5,500 |
| Overhead doors Installed | Insulated overhead doors, sized per plan, installed. | $6,600 |
| Iron exterior doors Installed | Commercial-grade iron entry doors, hung with hardware. | $4,400 |
| Strike-team erection Our crew, all equipment | Telehandler, scissor lifts, fuel, hotel, per-diem, labor. Our own crew — not day labor, not a subcontracted erection company. 2–3 weeks on site. | $20,367 |
| Flashing & weathertight trim | Roof and wall flashing at every penetration. The details that separate a real dried-in shell from “the roof is on.” | $2,200 |
| Coordination & project management | From contract signature through weathertight walkthrough. One phone number, one email, one point of accountability. | $7,500 |
| Site variance buffer Refundable if unused | Every site is different. Rock. Water. Trees. Slope. This is the contingency we hold against normal-lot surprises — a shallow rock shelf under the pad, an access road that needs regrading, a delivery detour. If your site cooperates and we don’t spend it, the unused portion is refunded to you at final closeout. Reconciled against receipts. Not a slush fund. | $16,433 |
| TOTAL | $115,000 |
What that $34,555 shell doesn’t come with
The wholesale shell number is real. Here’s what it doesn’t include, and what those things cost when you go buy them yourself.
| Not in a $34,555 shell | What it costs to add | Where you buy it |
|---|---|---|
| Slab and foundation | $18,000–$28,000 for a 2,263 sf 6″ reinforced pad in the Ozarks | Local concrete contractor |
| Windows | $5,000–$8,000 for premium fiberglass | Andersen or Pella dealer |
| Exterior doors | $3,500–$5,000 for iron entries | Home Depot pro desk or specialty vendor |
| Overhead doors | $5,000–$8,000 for insulated OH doors, installed | Local OH-door installer |
| Erection labor | $18,000–$30,000 for a 2,263 sf standard-eave build | Traveling erection crew, if you can find one |
| Engineering stamp for your county | $2,500–$5,000 | Licensed PE |
| Permit and impact fees | $1,500–$5,000 | Your county |
| Flashing, sealants, weathertight details | $1,500–$3,500 in materials plus labor | Contractor of choice |
| Coordination, scheduling, and someone to blame when it goes sideways | Priceless, and normally $8,000–$15,000 for a GC | General contractor |
| Total you spend to close in that $34,555 shell | $88,555 to $132,555 — plus the shell | Six to eleven different phone calls |
Add it up. $34,555 shell + $88,555 low estimate = $123,110 for the low-effort version. And you’re the general contractor.
Ours is $115,000. Fixed at signing. One contract.
The math the shell buyers don’t show you
The $34,555 shell is a starting number. Ours is a finishing number for the same job.
If the shell price were the honest comparison, everybody who built a barndominium would spend $34,555. Almost nobody does. The average buyer of a “cheap kit” ends up spending $110,000 to $150,000 by the time the building is closed to weather — and half of that gets spent chasing subcontractors who don’t return calls.
We’re not more expensive. We’re priced at the honest finish line instead of the honest starting line.
Add the slab, keep the price honest
Dried-In + slab: $137,630. $60.82 per square foot under roof. That’s the $115,000 above plus our self-performed 6″ reinforced slab at $10 per square foot under roof — $22,630 on this footprint. That is the same $10 per square foot we charge on every building we quote. Springfield-area concrete contractors run $9 to $12 per square foot for the same scope, and we sit in the middle of it because we are already on your site with our own crew.
What “starting at” means · site conditions
These numbers assume a normal Ozark buildable lot: reasonable truck access, standard soil, no rock excavation, no boat-in or fly-in delivery, county or city permitting, no engineered retaining walls, no septic upsize, no thickened slabs beyond spec, no wind or snow load overrides. Anything outside that envelope, we price the delta up front — before you sign. If a concrete truck can’t reach your slab, tell us on the intake call.
What this page doesn’t try to do
We’re not going to tell you a $34,555 shell is a scam. It’s not. If you have a general contractor’s license, or the stomach to be your own GC, or a rock-solid concrete guy already on speed dial, that shell number can work.
For everyone else, it’s a starting price disguised as a finish price.
We show you a finish price disguised as nothing.
Sources: Factory Steel Overstock 40x60 shell price — factorysteeloverstock.com/barndominium-prices. BarndoBible national dried-in range — barndobible.com/how-much-does-a-barndominium-cost. Steel Building Kit erection labor benchmarks — steelbuildingkit.com/barndominium-shell-cost. Ozark Closers Greers Ferry cost model: our own invoices, our own crew, our own math.