Barndos / The Greers Ferry
GREERS FERRY · DECISION GUIDE
Your Path to Dried-In.
The Greers Ferry, four honest starting points, one decision.
Everyone who calls us about the Greers Ferry ends up in one of four places. Here’s each one — what it is, what it costs, how long it takes, and who it’s for. No hedging. No ranges. If you’re between two, call us.
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.
PATH 1
Plans only
$495 study set. $1,495 construction set. (Coming soon.)
You buy the drawings. You build with anyone. Local GC, family friend, yourself. The construction set is stamped-ready for your state.
- What you get: Full construction drawings, foundation plan, framing plan, elevations, sections, MEP guidance, materials schedule.
- What you don’t get: Anything physical. No kit, no crew, no coordination.
- How long it takes: From plans to finished house — 6 to 14 months, depending entirely on your builder.
- Who this is for: Buyers who already have a builder they trust and a lot with utilities ready.
- Where you end up: Standing in your finished house holding a set of drawings and remembering how it all started.
PATH 2
Dried-In on your slab
$115,000. Fixed at signing. 2,263 sf under roof. $50.82 / sf under roof.
You pour the slab. We do everything else.
- What you get: Complete red-iron kit, ash gray board-and-batten with charcoal wainscot, charcoal metal roof, cedar timber-truss front porch, premium windows installed, iron exterior doors hung, overhead doors installed, all flashing and penetrations weathertight, strike-team erection.
- What you don’t get: The slab. You pour it to our engineered anchor-bolt drawings; we inspect it before steel arrives.
- How long it takes: 10 to 14 weeks from contract to weathertight. Add your slab timeline before that.
- Who this is for: Buyers with a concrete contractor they already trust, buyers who inherited a slab poured under a prior permit, or buyers who want to save $22,630 by handling one trade themselves.
- Where you end up: Standing in a lockable, weathertight shell. Ready to hire your interior trades — framing, drywall, MEP, kitchen, baths, flooring. Interior finish will run roughly $260,000 to get to Turnkey Silver, or less if you self-perform or scale finishes back.
PATH 3 · MOST COMMON
Dried-In + slab
$137,630. Fixed at signing. 2,263 sf under roof. $60.82 / sf under roof.
We pour the slab. We do everything else. One contract, one crew, one point of accountability from broken ground to weathertight walkthrough.
- What you get: Everything in Path 2, plus our self-performed 6″ reinforced slab at $8.84 / sf. Rebar, vapor barrier, form, pour, finish.
- What you don’t get: Interior finish. Site prep and utilities are still on you.
- How long it takes: 12 to 16 weeks from contract to weathertight.
- Who this is for: Most buyers. If you don’t have a concrete guy on speed dial, this is the default. It’s the difference between one contract and two.
- Where you end up: Same weathertight shell as Path 2. Same interior spend after. Different amount of your own project management.
PATH 4
Turnkey
$395,000. Starting at, Silver finish tier. 2,263 sf move-in ready. $174.55 / sf under roof.
We hand you keys. Everything above plus interior framing, drywall, insulation, MEP, kitchen, baths, flooring, trim, paint, appliances. Silver finish package. Missouri and NE Oklahoma only.
- What you get: A house. Ready to live in.
- What you don’t get: Land, site prep, utility mains, upgraded finishes, furniture.
- How long it takes: 28 to 36 weeks from contract to keys.
- Who this is for: Buyers who want one contract and one point of contact from ground-break to move-in. Buyers who value their time more than the savings from GC-ing themselves.
- Where you end up: Move-in ready.
The comparison in one table
| Plans only | Dried-In on your slab |
Dried-In + slab | Turnkey | |
|---|---|---|---|---|
| Starting price | $1,495 | $115,000 | $137,630 | $395,000 |
| Price / sf under roof | — | $50.82 | $60.82 | $174.55 |
| Time to weathertight | You decide | 10–14 wks | 12–16 wks | (included) |
| Time to move-in | 6–14 months | + your interior schedule | + your interior schedule | 28–36 wks |
| Contracts you sign | 1 | 1 + your slab | 1 | 1 |
| Trades you manage | All | Slab + interior | Interior | None |
| Est. total to move-in (Silver) | Varies wildly | $115K + ~$280K interior | $135K + ~$260K interior | $395,000 |
Interior finish estimates use the Silver finish schedule as a reference point. Path 2 and Path 3 arrive at the same weathertight shell, so interior spend to hit Silver is the same in dollars — Path 2 buyers save $22,630 up front on the slab, so their total is $22,630 lower to the same finish level.
What “starting at” means · site conditions
Every price on this page assumes 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.
The one question that decides for you
Do you want to be your own general contractor for interior finish?
- Yes → Path 2 or Path 3. Save the GC markup on interior, spend your evenings on the phone with drywall and MEP subs.
- No → Path 4. Pay for one contract, one accountability chain, one delivery date.
If you’re not sure, ask us. We’ll walk you through the interior scope on a call — usually 20 minutes — and you’ll know by the end of it.