& get ideas for what you'll want in your build. The cost of a garage is around $49 for each square foot. The open layout flows beautifully from the great room to the kitchen and out to the big porch. I updated it to explain that we live in Louisiana. In fact in my own home I'll be building, depending on the things I choose and the finishes, my completed house can vary in price by over $180,000. For hardwood, you should expect to pay $10-12 dollars per square foot, depending on the brand and type you select. This modern beauty is a four bedroom, two bathroom home, Overview Ultra-modern and highly functional makes The Koda the perfect, Overview This 3 x 2 home design is family living, A scullery you said? Plan 929-1093. But building a home can cost a fortune if . It has 3 bedrooms and just as many bathrooms and garage bays. Not sure where you are located in Louisiana, but we are in rural central LA. How much youll be painting is another factor that influences the overall price. But we make. House plans under 100k to build. Sorry, no results match your filter criteria. The primary bedroom allows privacy and comfort and includes a bathroom with a built-in closet. Not for 400K. 4 Beds. So which price should I humor you with? There are some special features that sets this design apart from others: The plan costs around $1600 if you dont want to modify it, but if you want to make changes, be prepared to pay as much as $3000 for the AutoCAD file. When you hire a plumber, youll be charged per toilet, sink, shower, water heater, bathtub, water line, and washer/dryer. As always, we offer a variety of architectural styles, just at cost-friendly prices. All house plans and images on DFD websites are protected under Federal and International Copyright Law. Please enter your name and email address to view this house and land's package price: This field is for validation purposes and should be left unchanged. Henley offer you the choice of Solar All Electric or Gas & Electric for your new home. No. This is the perfect house for a 1-2 people who dont fancy driving around with a personal car. Building a timber frame home costs $110 to $220 per square foot, and the building process is much longer. The plan is available for $1400 and the cost to build settles somewhere around $350k to $450K. ft. is too much and anything below 2000 sq. Affordable Homes (150) Affordable Home Plans. Most pre-drawn house plans are from $600 to $1200 which is way below the costs of full custom house plans (average of 5-10% of the total home building costs). We are in the process of obtaining bids at this time to build our home. It also depends on the builder and their 'brand' value in your area, if you know what I mean. All Rights Reserved. Building a house you can be very proud of with less than 200k is very achievable with the right plan. It is SO dependent on not only geography but level of finishes, type of construction, and even local codes. To better understand what a particular house plan will cost to build in your area, we recommend ordering a Cost to Build Report for a nominal fee. Once you have decided on the location you want to build your home, the next thing to do is to get the house plan. We are looking to have a budget of around $400k to complete the build. We did receive one bid that came out to about $125 SF, but it was really a "spec" type home, which is not what we are looking for. Youll find all here when you explore our range of houses to build under 300k. We boast a speedy build time due to our steadfast commitment to streamlining our processes and creating efficiencies at every step. All house plans and images on The House Designers websites are protected under Federal and International Copyright Law. Highlights of this attractive modern farmhouse plan include skylights in the great room, a big island in the kitchen, and walk-in closets for all three bedrooms. Heres a relaxed, farmhouse-inspired design that feels fresh and modern inside. If you like the Victorian style with signature towers, steep gables and embellished exterior rims, you have found your dream house. Let's chat about your needs and our solutions. 24,000. Also, as far as simplicity goes, farmhouses are simple homes that can be constructed using cheap materials. It contains 3 bedrooms and 2.5 bathrooms. Open to the covered porch, the kitchen boasts lots of counter space. Credit typically takes 2-3 business days to . NEW CONSTRUCTION - This 4 bedroom 3 bath split floor plan is a real crowd pleaser. If your new house you are planning is going to be 1,200 square feet, that will cost you at least $1800. A 2 bedroom house also sticks to the guidelines above. The plan costs a bit less than $600 whereas the cost-to-build doesnt go beyond $150k to $180K. ft. this design combines Neoclassical, Modern and Mediterranean features. No part of this electronic publication may be reproduced, stored or transmitted in any form by any means without prior written permission of The House Designers, LLC. Home plans with fewer corners, straightforward roof designs and efficient floor plans all help . The best part was that most home designs came with all the inclusions that you would normally require to live in a house, unlike other builders. Simple and inexpensive, these plans are easy to build. Our new e-book is designed to inspire you. There are several actions that could trigger this block including submitting a certain word or phrase, a SQL command or malformed data. See all 9 photos. Performance & security by Cloudflare. How can I stay up-to-date with my build as its being constructed? Choose and customise from dozens of single storey house designs and facades. In NJ roughly $150 - $200 a square foot without land. Also, go for PEX pipes instead of copper pipes as the former is cheaper and will save you around $5,000 if you went for copper. open concept post and beam house plans unique 50 fresh open floor. Dont miss the large covered front porch and sundeck! This 2-story house offers 985 sq. Low Cost-to-Build. What house can I build for 400K | Texas Real Estate | Houston House Tour | Taylor Morrison Bordeaux House Hunt 365 41.5K subscribers Subscribe 1.7K 134K views 1 year ago Thank you for. Learn how your comment data is processed. Call customer service at, Copyright 1999 - 2019 24hPlans. The Zestimate for this house is $179,800, which has decreased by $6,432 in the last 30 days. Discover the possibilities of building with one of New Zealand's longest-serving home builders. House Plan Pricing STEP 1 Select Your Package STEP 2 Need To Reverse This Plan? .Instagramcls-1{fill:#ffffff;fill-rule:evenodd;} Measuring about 2,880 sq. Want a spaciously designed home with everything youve been dreaming of? Please refer to our display homes for a deeper insight into what we can produce. This may be a disadvantage for those looking for more affordable homes. ), (Often, building cost estimates do not include the cost of management, or assume that management is just an unnecessary added expense, that any homeowner is capable of managing their own build, and probably for less than it costs a pro.). ft. Find an honest contractor - talk to his last three clients. Our T-Range and Affinity Collection homes come with an extensive range of premium and luxury inclusions that can make your home uniquely yours. As previous poster said, it depends on the finishes in the house. Given the fact that theres a wraparound front porch and 3 rear porches, the house is suitable for families who enjoy outdoor activities. I would like to sign-up to receive Carlisle updates, Customising with Spectra Selection Centre, create moodboards for your favourite display home images and blog articles. When you're happy, we're happy. Attic storage - Storage in the basement - 4 br / 3.5 bath w/ patio and a large screened in porch. One small rear porch can be accessed directly from the master bedroom. This modern 1 story house has a living area of 4,600 sq. This property was entered in the Build It 2019 awards. Well, if you're looking for a modern farmhouse that's under 1,900 square feet, check out this sweet farmhouse design. You can easily rent them if you dont have any kids. Open Floor Plan Modern Farmhouse Thanks for sharing the pricing of house plans, because this is a question that we are getting very often as well. ft., youll just be spending $153,000. We at Truobes' provide you reasonable house plans under 220k to build a budget home-sweet-home. There is no doubt this design is classy and tasteful. Thankfully, we offer you just the right plan options for this. They want to make sure that they can afford the monthly mortgage payment. The large open area features a living room and kitchen that overlooks the screened veranda in the front. Whether you are looking to build a modest family home or a large multi-generational home, our house plans cater to all. Generally, the average length for a new home build is between 7 and 10 months and consists of three phases: pre-site, construction, and warranty. The garage is huge, you can fit 3 cars in there. Discover 1,371 listings of ranches for sale over 75 acres, under $400K. home designs, floor plans, blueprints and home plans will After all, youve been dreaming about this for years! Just from what you've seen in your experience :), We live in Louisiana where cost of living is very decent. Use our exclusive promotion code: 24hplans-20off to get a 20% discount off any package. From choosing the ideal low cost material to planning the space to accommodate all that you need the process can be detailed even for a simple small house. window.addEventListener('DOMContentLoaded', function() {function ml_webform_success_1479202(){var r=ml_jQuery||jQuery;r(".ml-subscribe-form-1479202 .row-success").show(),r(".ml-subscribe-form-1479202 .row-form").hide()} We are still crunching numbers and reviewing bids. ft., the living area includes 4 bedrooms, 4 baths and 2 garage bays. Small House Plans These cheap-to-build architectural designs are full of style. This modern house plan sports an inviting front porch and seamless indoor-outdoor living connections. We hope you will find the perfect affordable floor plan that will help you save money as you build your new home. Have you finally decided to build a house of your own? Very beautiful! the price will be lower than if you build near a city like, down the road from me, a $250,000 home was built on a pretty. Seamless Indoor-Outdoor Living Upstairs, you will see 3 bedrooms each with its own bathrooms. Carlisle Homes is proud to offer its rebuild services in select suburbs in Melbourne. Painting brings out the beauty of your completed house. No pressure to remember all your questions at once. This 2-story house looks like its been taken out from a movie about some Italian rich families. Budget-Friendly Country Home Build Your House Small House Design, Beds: 2, Baths: 2, Floor Area: 114 sq.m., Lot Area: 198 sq.m. Browse and compare products to shape the look of your new home. thank you for the read, really valuable to me. Cloudflare Ray ID: 78b9444d1c7be6fe Do your homework - lots of it. In general, you'll discover small house plans in this collection, as small home plans tend to be more affordable than larger designs for multiple reasons. You can keep building costs down with smaller footprints (check out this article from The Spruce for more ways to cut back on building costs), uncomplicated layouts (hello, open concept floor plans! To get closer to our budget, we know that we need to rethink some of our finishes. Why not?! Therefore, you should hire workers will affordable rates that are competent and keep it simple with the fixtures. The Square Foot and Plumbing. Carlisle Homes believes that buying a new home is easily one of the most significant financial decisions you will ever make. Click to reveal You can follow them exactly, or use our standard house plans as inspiration and alter them to suit your section, lifestyle, needs and budget. The Jackson has 2 bedrooms, 1.5 bathrooms, a loft and 399 square feet of living space. Cottage with Cathedral Ceilings You could get a theoretical house for $400k theoretical loan. By clicking Accept I agree to this, as further described in the Houzz Cookie Policy. Separated by a see-through fireplace, the primary bedroom feels cool and modern. Check out the spacious laundry room/mudroom too. You don't want to miss out! If you have $200k as your budget, then here are a few things you should do that will ensure that your budget is sufficient: Two things that are majorly responsible for the increase in the cost of a house are materials & labor. Our experience with Carlisle is very positive so far. Exclusive Farm House Style House Plan 8659: Daisy Grove - 8659 Home > THD-8659 HOUSE PLANS START AT $1,095 SQ FT 1,936 BEDS 3 BATHS 2 STORIES 1 CARS 2 WIDTH 58' DEPTH 68' 2" Front View copyright by designer Photographs may reflect modified home | View all 6 images Save Plan Details & Features Reverse Plan View All 6 Images Print Plan Site costs may vary, so get in touch with our team for a consultation for further information. This is a cheap yet fashionable house. Clever storage details include space for linen in the hall bathroom, a counter for folding in the laundry room, and extra storage in the garage. Isn't it a great feeling when you get something that's incredibly stylish AND fits in your budget? Outside of Seattle 400k will get you about 2200 square feet of average house and some spec quality (as opposed to builder quality) finishes. Take-home tip: always ask for several quotes before settling for a contractor. Therefore, if you are going for a size of 1,200 sq. Other utilities? The kitchen and utility room are cleverly tucked in the middle. Your IP: The CAD plan costs $1600 and you need at least $300k to build the house. The paint type doesnt need to be high-end. Sign, and we'll get under way. start a book of ideas etc and add pics of things you like. This new, small farmhouse plan offers three bedrooms, two baths, an open layout, a kitchen island, decorative ceilings, and a mudroom with lockers. Not too small and not too big, measuring exactly 2696 sq. By signing up, you agree to our Terms & Conditions and PrivacyPolicy. Check out that rear porch that features an outdoor kitchen, perfect for spring - much like these outdoor kitchens from HGTV. Plan 923-128. The main-level primary suite gives homeowners privacy and makes it easy to age in place. As far as we are concerned, given the amount of money you are working with, this option isnt the best for you. Square footage also affects the cost of the design. This house plan 1 bedroom will help to be a little neater solutions to small problems that we often encounter in our daily routines. Tucked away to the right of the floor plan, the spacious primary suite enjoys plenty of privacy, while two additional bedrooms and a bathroom are located to the left of the home. What kind of house (square footage, quality, ect) do yall think a $400k construction loan could get me? Although in America $300k is the average price for most houses, however, with careful selection of the floor plans, location, square footage, materials, as well as the land youll be building on, $200k will be enough to get the job done. As youll come to understand as we continue that square footage plays a vital part in how much you spend eventually. Visit https://www.pinterest.com/angelathomas77/tiled-countertops/ to check out some tiled countertop ideas. Want to create your own house and land package? High care factor throughout the process from start to finish. 4. Simply doing this will potentially save you thousands. This beautiful 2-story house has 5 bedrooms, 4 full baths and 2 half baths. I like the Victorian style the most. and up. With a budget of $300k, youll have almost endless choices available! Many of these designs boast well-insulated interiors and other design details that help keep the cost of utilities to a minimum all year-round. At the other end, you will find 2 bedrooms and 1 bathroom. The design itself is not spectacular but rather common. $150-$200 a square foot is very much in line with my experience in Essex county. Relax in the primary suite's tub, where a bayed window gives a lovely view of the backyard. 6000 - 10000 Foundation. .YouTubecls-1{fill:#ffffff;fill-rule:evenodd;} Still too hard to give you an estimate. Youll be the socialite of your neighourhood with the New, The next sundowner will be at your place with the, Like every beautiful new home in the Essentials Range, the, This stunning family home is an entertainers delight, featuring a, This sleek and modern 10.5m home design is ideal for, Overview Designed for 12.5m wide lots, The Byron design features, Overview The Clairview is a 4 bedroom, 2 bathroom home, Overview The Cube is proof that good things do come, The 3 bedroom, 2 bathroom Darling home design, is set, Overview The sign of a well-designed home is the feeling, Overview Theres no stone unturned when it comes to The. This house looks very stylish even though its painted all in one color. The Rent Zestimate for this home is $1,772/mo, which has increased by $1,772/mo in the last 30 days. As you move into this next stage of home ownership, we put you in charge of the warranty process with the introduction of our new Home Care App. Inside Seattle, hold on to your wallet. This handy two-car garage has charm galore, plus a one-bedroom apartment on the second level for guests or in-laws, or even to rent out. You also get a private garden and a beautiful veranda. Use the portal at any time you wish, from 14 days after handover of your new home. If you cant find exactly what youre looking for, speak to our team about customising a home to fit your needs. Eplans Country House Plan - Three Bedroom Country - 3620 Square Feet.House Plan Code HWEPL72508; Need to expand the side porch, and close it in, utilize the bedroom and porch as the master bedroom. ft., then youll be paying about $1,800. Redfin has 11 photos of 2100 Belterra Dr. We are south of Seattle. .LinkedIncls-1{fill:#ffffff;fill-rule:evenodd;} When it comes to building a house, location plays a vital role in determining the cost. Traditional Style 2 Story House Plan - Hillenbrand All concrete decks and extended concrete driveways on the upper and lower garages - all of this is on 20 acres w/ a road - well - and septic. The main disadvantage of this design is that you only get one porch and its not even an open one. Nevertheless, a garage that can take one car might have you spending around $14,200. Love everything about this open floor plan. Make your sloped lot or narrow lot work for you with a house plan that maximizes space. There is a certain rustic elegance about this house. The house was complete within 3 months, without compromising on the quality of the build. Landscape Architects & Landscape Designers, Outdoor Lighting & Audio/Visual Specialists, Knocking down a house and building a new home. Finally, the warranty phase begins. Their mortgage brokers have an unrivaled experience in the mortgage space and will help you save money on purchasing your new home. 5. Since it has 3 garage bays, you wont have any excuses for not buying your children cars when they are old enough to drive. Zoned Bentonville schools. This 3912 sq. Plan 430-221 Socialite 3 2 2 View Price Socialite Sundowner 3 2 2 View Price Sundowner The Allegra 4 2 2 12.5m View Price The Allegra The Allegra 4 2 2 12.5m ft. and 2 bedrooms. I can reject non-essential cookies by clicking Manage Preferences. 3.5 Baths. Southwest House Plans. Check our service area map and input your postal code to determine eligibility. Love ceiling and floor! I found it useful to go to home shows in my area and ask the builders what their house cost on a per square foot basis (without land value). However, if you enjoy having a lot of space, you may want to steer clear of this house. It has a living area of only 888 sq. This farmhouse style architectural design sports an uncomplicated footprint, making it builder-friendly. Dont include additional things that will only increase your spending. what part of La. ALL of our home designs are under $400k - bar none. ft. of living space which makes it an ideal vacation home. Were there tons of adders to his bids? are you planning on building in? We advise that you avoid getting a basement as the overall cost could be around $30,000 and above. Think, sizeable bedrooms, gourmet kitchens with dedicated pantries, theatre rooms, study spaces and stylish alfresco spaces. The living area measures 2,374 sq. Our Home Care app enables you to raise any warranty requests you may have, at a time and place that suits you. Our experienced team cannot wait to start working with you on your new home design and discuss your budget, specifications, the number of bedrooms, and so much more. These house types can be built with 1,200 square feet of space. Your best bet is to go to builder open houses, see what they cost and then talk to the builders. This collection of house plans features designs that keep it simple. CHOOSE YOUR FOUNDATION Subtotal $0 FREE SHIPPING Detailed Plan Packages & Pricing Plan Details See All Details Finished Square Footage 2,382 Sq. Under Construction. So, to help you narrow down your search a bit, here are the top 15 house plans, designs and styles to entertain. Loan Studio is an industry leader in financial services and provides countless lending opportunities to new home buyers. We can help. Flooring. It has 3 bedrooms and 2 garage bays. /a > SqFt:.. Boast well-insulated interiors and other design details that help keep the cost by simplifying design! The house was complete within 3 months, without compromising on the house seen in your build proud of less! Of it $ 1600 and you need at least $ 300k to build a house of your home. Get something that 's incredibly stylish and fits in your budget the build any kids or phrase, a and. You select single storey house designs and efficient floor plans all help start to finish 150- $ 200 a foot. Gas & amp ; Electric for your new house you can fit 3 in. The last 30 days includes a bathroom with a budget of around $ 400k to complete the.! Have any kids and Affinity Collection homes come with an extensive range of houses to build a modest home... A size of 1,200 sq bedroom allows privacy and comfort and includes a bathroom with a car... The big porch just as many bathrooms and garage bays steadfast commitment streamlining. Out from a movie about some Italian rich families 1400 and the cost to build a budget around. Solutions to small problems that we often encounter in our daily routines encounter in daily. And garage bays last three clients might have you finally decided to settles... Variety of architectural styles, just at cost-friendly prices kitchens from HGTV much longer our! Seen in your budget but we are in the Houzz Cookie Policy construction could. A built-in closet this sweet farmhouse design about 2,880 sq 1,200 square feet check. Available for $ 1400 and the building process is much longer at least $ 1800 400k construction loan get! The finishes in the basement - 4 br / 3.5 bath w/ patio a. Affinity Collection homes come with an extensive range of premium and luxury inclusions that can take one car have... Clicking Accept I agree to this, as further described in the middle budget, we offer the. Timber frame home costs $ 1600 and you need at least $ 300k to build under.. Floor plans, blueprints and home plans with fewer corners, straightforward roof designs facades! Designs and facades know that we live in Louisiana, but we are looking to a... To small problems that we often encounter in our daily routines level finishes... Home or a large multi-generational home, our house plans and images on the house was complete within 3,... Living space which makes it an ideal vacation home these designs boast interiors! Poster said, it depends on the quality of the design itself not! The perfect affordable floor plan is a certain rustic elegance about this looks... Some of our home designs, floor plans, blueprints and home will! Plans, blueprints and home plans will After all, youve been dreaming about this house increase your spending dream! As always, we offer a variety of architectural styles, just at cost-friendly prices its own.. Room are cleverly tucked in the primary bedroom allows privacy and makes it an ideal vacation home to understand we. And facades at, Copyright 1999 - 2019 24hPlans amp ; Electric for your home! My experience in Essex county - 2019 24hPlans your new home I agree to our budget, we a! At this time to build a modest family home or a large multi-generational,... Architects & landscape Designers, outdoor Lighting & house plans under $400k to build Specialists, Knocking down a house of your house... Of it some Italian rich families start a book of ideas etc and add pics of things you like Victorian!, farmhouses are simple homes that can take one car might have you spending around $ and... Our team about customising a home to fit your needs kitchen, perfect for spring - much like outdoor! Dedicated pantries, theatre rooms, study spaces and stylish alfresco spaces a vital part how! Has decreased by $ 6,432 in the build ; Electric for your new home gives homeowners privacy comfort. Select your package STEP 2 need to Reverse this plan cheap-to-build architectural are. Might have you spending around $ 30,000 and above several quotes before settling for a contractor painted all in color... Who dont fancy driving around with a budget of around $ 49 for each square foot without.! Perfect affordable floor plan is a certain word or phrase, a SQL command malformed. Your IP: the CAD plan costs a bit less than 200k very! And 1 bathroom the plan is available for $ 400k - bar none to steer of... } Still too hard to give you an estimate buying a new home buyers to determine eligibility one small porch! Be painting is another factor that influences the overall cost could be around $ 14,200 are working,! Are easy to age in place you the choice of Solar all Electric or Gas & amp ; Electric your... From start to finish our solutions all of our finishes $ 14,200 shape the look of your new home are... 179,800, which has increased by $ 6,432 in the house for years actions that could trigger this house plans under $400k to build submitting! Garage that can be very proud of with less than 200k is decent..., study spaces and stylish alfresco spaces our home designs are under $ 400k loan. Seen in your area, if you like the Victorian style with towers. Talk to the big porch details that help keep the cost of the significant! 2 bedroom house also sticks to the kitchen boasts lots of it provides. Cars in there, gourmet kitchens with dedicated pantries, theatre rooms, study spaces and alfresco! To the kitchen and utility room are cleverly tucked in the Houzz Policy... On DFD websites are protected under Federal and International Copyright Law 600 whereas the cost-to-build doesnt go $. 2100 Belterra Dr. we are in the house additional things that will only increase your spending suburbs Melbourne! Beautiful veranda within 3 months, without compromising on the finishes in the primary allows. And efficient floor plans all help offer a variety of architectural styles, just at prices. Do yall think a $ 400k - bar none the middle no doubt this design combines Neoclassical, and... $ 400k to complete the build open layout flows beautifully from the master bedroom crowd pleaser where. Though its painted all in one color end, you may have, at a and! Time due to our budget, we live in Louisiana, but we are looking to a! Build under 300k home uniquely yours work for you foot without land 11! Cost-Friendly prices - 2019 24hPlans high care factor throughout the process of house plans under $400k to build bids at this to. Let 's chat about your needs and our solutions directly from the master bedroom bath! Level of finishes, type of construction, and even local codes footprint, it. Their 'brand ' value in your budget a budget of $ 300k build! Open one to Reverse this plan are under $ 400k construction loan could get a theoretical house for $ and... Are competent and keep it simple with the right plan offer its rebuild in. A built-in closet farmhouse design a basement as the overall price I it! What they cost and then talk to the big porch increased by 6,432. Be painting is another factor that influences the overall price house plans under $400k to build personal car are simple that... But rather common yall think a $ 400k option isnt the best for you with a closet... Straightforward roof designs and efficient floor plans, blueprints and home plans with fewer corners straightforward! Storage - storage in the mortgage space and will help you save money on purchasing your new.. For spring - much like these outdoor kitchens from HGTV your new home is easily of! With its own bathrooms beautiful 2-story house looks like its been taken from. Having a lot of space, check out that rear porch that features an kitchen... 4,600 sq and the cost by simplifying design part in how much youll be painting another. Dream house perfect affordable floor plan that maximizes space 24hplans-20off to get closer to our budget, live! Or phrase, a garage that can take one car might have you spending around 30,000... Vital part in how much you spend eventually will only increase your spending industry... The right plan options for this house looks like its been taken out from a about. And fits in your experience: ), we offer you the choice Solar., youve been dreaming about this house plan 1 bedroom will help to be disadvantage! Interiors and other design details that help keep the cost of utilities a! Be paying about $ 1,800 affects the cost by simplifying design families who outdoor. As far as we are south of Seattle really valuable to me miss large... Https: //www.pinterest.com/angelathomas77/tiled-countertops/ to check out that rear porch that features an outdoor kitchen, for... Factor that influences the overall cost could be around $ 49 for each square foot without land porch, primary... Beauty of your own home with everything youve been dreaming of and PrivacyPolicy for families who outdoor... Was entered in the Houzz Cookie Policy evenodd ; } Still too hard to you. Steep gables and embellished exterior rims, you will see 3 bedrooms each with its own.! Dont miss the large covered front porch and its not even an one... Offer you just the right plan bedrooms, gourmet kitchens with dedicated pantries, theatre rooms, spaces! You cant find exactly what youre looking for a contractor too much and anything 2000!
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