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The Ultimate Barndominium Guide (Info, Plans & Pricing in 2022)

featured image of the article with a red barndominium with huge front windows
Red barndominium with huge front windows. Image via Homenization.com

Barndominiums or “barndos” are one of the newest, cost-effective, custom home options for home buyers today. And, they are growing in popularity. If you are considering building a barndominium, you should do your homework to see if they’re right for you. Fortunately, everything you want to know about barndominiums has been gathered for you here in this 101 guide. Therefore, you can make an informed decision before building the barndo of your dreams. First, you will learn about construction materials, kits and builders. Next, we’ll discuss floor plans (with examples), finishes, and more. Finally, we’ll cover the cost of a barndominium versus a stick-built home. This guide is rather long, make sure to use the table of contents below to navigate this bad boy with ease.

Table of Contents

What is a Barndominium?

Today’s barndominium describes as a barn-type building built on a steel frame that serves as a fully functional residence. Generally, these houses have all of the comforts of home without the high cost and maintenance of a stick-built home. However, that’s not always been the case. In a word, the definition of barndominium has changed since the term was first coined in 1989.

The Barndominium Isn’t What it Used to Be

Real estate developer Karl Nilsen first used the term barndominium in this New York Times article. It spotlights Silhouette Farm in Colebrook, Connecticut. It was a community built specifically for equestrians and horse lovers. At that time, the term referred to a parcel of land purchased for a home along with land for a horse barn in the same area.

two story barndominium, metal building home with dark grey interior, grey roof with two cupolas and a wrap around porch
2,311 square feet, 2 story barndominium. Find more pictures & floor plans here.

The barndominium has been growing in popularity. It was made more popular by the hit HGTV show Fixer Upper, hosted by Chip and Joanna Gaines. The twosome took a beautiful, old barn and morphed it into a functional living space. As a result, people loved the idea and soon started building them in Texas, Oklahoma, and other states.

Barndominium Sales are Booming

Today you can build a barndominium pretty much anywhere by hiring a general contractor. Also, You can order a shell or kit and finish it yourself. To demonstrate, look at the beautiful used barndominiums for sale on any real estate site. For example, in October 2019 Zillow had 219 used barndominiums for sale in Texas. 5 for sale in Oklahoma, 13 in Arkansas and 4 barndos for sale in Georgia. Further, there were 9 in Alabama, 4 in Louisiana and more pre-owned barndominiums for sale in Missouri, Wyoming, Iowa and other states. And today in 2022 there are even more listings available! Just look at the graph below: since 2018 the term “barndominium” has risen rapidly on Google Trends. This type of home has never been this highly sought after before.

google trends graph displaying term "barndominium" and its rising popularity from 2018 to 2022
The increasing popularity of the term “barndominium” on Google Trends in 2018-2022.

Types of Barndominiums

Barndominiums combine the curb appeal of a stick-built home with the affordable, durable aspects of a metal building. Because of the strength of metal frame and the open concept of the barndo interior, they offer home buyers more than just a custom living space. They offer:

Barndominiums with Work and Storage Space

Barndo homes can be customized to include storage and workspace. For instance, you can build a home to include an indoor garage to store vintage cars, four-wheelers or golf carts. Additionally, these homes can include a space for a home gym, art studio, home cinema or craft room. Or you can always build a separate pole barn garage detached from your main living building if you need even more space for your toys.

Huge red barndominium with garage and stable includes 5 bedrooms and 4 bathrooms
Barndominium w/ 5 Bedrooms, 4 Baths, huge garage, and stables. Source: Homenization

Barndominiums with Business Space (Shome)

The original barndominium was basically a horse stable with a tac room. Thus, the stable was also used to house those who took care of the horses. Nowadays, these homes are popular for combining a fully functioning household with a business area, usually a shop of some sort. Today, these are usually called “shomes” = shop + home. Therefore, these homes are perfect for running businesses such as home child care centers, auto shops, boutiques, and more. Below is a perfect example of a shome with ample space for your work-related endeavors on the first floor while living comfortably on the second floor.

The Cost of a Barndominium

If you are considering this type of home, you are likely asking, “How much does a barndominium cost?” The answer is that the cost can vary depending on where you build. Equally, using a builder or purchasing a barndominium kit will affect how much you spend. Likewise, hiring a contractor to finish the interior versus finishing the interior yourself, will affect overall expenses as well. As you can see there are many variables that determine the final price, thus answering this straightforwardly isn’t a piece of cake. Regardless of which approach is chosen, the cost comparison of a barndominium vs a traditional home shows that a barndominium might have a lower price tag.

Barndominium Construction Market Overview (Updated in April 2022)

Looking at the current market in 2022 it seems, however, that building a barndominium or any type of home really becomes more expensive than ever. Here’s why:

  • Lumber prices have almost doubled since 2019.*
  • Iron & Steel product prices have almost doubled since 2019, although, slightly going down since Dec 2021.**
  • Inflation in US is at 7.9% (Feb, 2022) – the highest since January of 1982.***
The chart from FRED indicating the iron and steel product price index between 2019 and 2022
The price index for iron and steel products between 2019 and 2022. Source: FRED.

Overall, materials and labor prices for building ANY new home have increased while the value of your money is decreasing month by month. Consequently, whether it’s a traditional farmhouse or a full-blown two-story metal building home you are looking to build – it’s going to be way more expensive than it was three years ago. Despite that, let’s have a look if a barndominium was less expensive to build compared to a regular stick-built home when the economic situation wasn’t this skewed – read further to find out.

Cost Comparison of Barndominium vs. Stick Built Traditional Home

The expense of building a stick-built home varies depending on the size of the home and the amenities chosen – just like with any other home to be honest – including pole barn homes and barndominiums. Unfortunately, there isn’t much data yet for 2022 that takes into account the previously overviewed current market situation. Thus to demonstrate we will use data from 2020: for example, building a 3000 sq. ft. regular home in Texas would’ve cost anywhere from $280,000 to $320,000. Of course, a lot depends on the finishes and whatnot – this is a rough estimate for an average house.

an exterior view of over 3000 square feet barndominium with a small floorplan layout in the right upper corner and main home stats at the bottom
An example of 3,118 sq. ft. barndominium which could cost over $100 per sq. ft. to build.

In comparison, a barndominium can cost similarly to a traditional stick-built home. We understand, that it’s probably not what you wanted to hear, but don’t get disappointed just yet – there are exceptions. For example, the price tag lowers if you opt to purchase a prefabricated barndo kit or its shell and then finish the house yourself or hire a team of local builders. Obviously, prices do depend on a lot of things when it comes to different prefab kits, but generally, you can expect to save up to 50% by going this route. 

Here’s Coty’s Example – 2400 sq. ft. Barndo for $110,000:

Our Barndominium Living Facebook group member Coty decided to build a metal building home without hiring a contractor. And the price from start to finish was only $110,000 back in 2020.

Here are more stats:

Building size:2400 sq. ft. (40×60 with 2 x 10×60 side sheds)
Living space:1300 sq. ft. (960 sq. ft. + 340 sq. ft. open loft)
Shop:36×40
Total cost:$110,000 or $45 per sq.ft.
Note:Most of the work was done by the owners.
A breakdown of Coty’s 40×60 barndominium.

Take a Look at Coty’s $45/sq.ft. Barndominium

40 x 60 white barndominium aka metal building home with a front porch and dark blue roof
An exterior of 40 x 60 barndominium with a loft built by our Facebook group member Coty.
an interior of a sitting room in 40 x 60 barndominium from above the loft featuring corner sofa, metal kitchen finishes, tv, and a cow hide carpet
A view from a loft to a well-finished sitting room.

If a barndominium kit or erecting one from scratch by yourself isn’t something you’d want to go for, then using a general contractor in your area still remains a go-to option. Although, expect to spend a similar amount of money as if you were building a traditional house and expect to pay roughly $100 to $120 per square foot. Remember traditional home building prices in Texas we mentioned earlier? That turns out to be similar for metal building homes as well. Again, a lot depends on the trim, doors, windows, exterior finishing that you choose, and so on.

Barndominium vs Stick-Built, Which is Better?

Although you can build a traditional home with energy efficient aspects, few can surpass the energy efficiency of a barndominium. Also, they tend to be superior in strength, durability and ease of maintenance especially when metal siding is used for the exterior.

Building Time Comparison

When building a home, there are several factors to consider. For instance, clearing the land, complexity of the design, weather and building permits will all affect building time. As a result, if all goes well, the time it takes to build a traditional home averages from 10 to 16 months. In comparison, the average build time for a barndominium, from start to finish, is 4 to 6 months. The reason being is, that barndo metal shells and steel frames are premade and thus it can be quickly erected on a concrete slab. Thus, the structure can be up and ready for interior finishing in as little as 2 to 4 weeks.

Remember Coty’s home? It took him 4 months to build his from start to finish! Although, do not forget that receiving the right permits, creating and adjusting your perfect floorplan, and getting approval for a mortgage (if one is needed) will consume additional time. Thus, plan your build accordingly.

Barndominium vs Regular Home, Which Lasts Longer?

Longevity is an important factor when deciding to buy or build a regular home or barndominium. Most barndo builders and kit companies offer warranties up to 50 years. In contrast, most home builder warranties only cover material and workmanship on the home for 1- 2 years. In addition, some coverage lasts as long as 10 years on major structural elements. But mostly it all comes down to HOW a house was built and WHAT materials were used.

Since barndominiums are usually erected on a steel framing structure they will surely last longer than houses that use timber framing such as pole barn homes. But if you are an average American family – you’d probably move into the next home in the next 5 years, so even 50 years of life expectancy for a barndominum is enough to host 10 average families in the US. Although we argue that a well-built steel building home can easily last over a 100 years with regular exterior and interior maintenance.

Metal Barndominiums are Safer and Stronger

No matter where you live on the planet, there are always natural weather events to deal with. Some examples being storms, tornadoes, hurricanes, snow and winds. In general, metal building homes aka barndominiums offer better protection from the elements as metal is much sturdier than wood. Plus, metal provides better protection in severe storms and can even stand up to earthquakes and hurricane force winds. Equally, a metal home doesn’t combust. However, fire and extremely high temperatures may cause metal to deform. Despite any heat damage, a metal home won’t catch fire like a wooden structure. Plus, steel doesn’t attract pests like bees and termites and a metal barndominium won’t rot. Finally, metal will less likely develop mold and deteriorate the way a timber framed home will. In other words, if you are really looking to build a fortress – go with metal framed barndominium! Here’s one floor plan engineered to accommodate a steel framed structure:

Barndominium Floor Plan Engineered with Metal Framing Structure

front view of 3 bedroom metal framed barndominium with a little floorplan overview in the corner and home stat
A perfect single-family metal barndominium.
metal framing structure of 2486 square feet metal building home on a concrete slab
This barndo was specifically engineered to accommodate metal framing on a concrete slab that you see in the picture.

Barndominium Maintenance

When comparing a barndominium to a stick-built home, you’ll find that barndominiums require much less maintenance. To begin, you won’t need to repaint the metal as the precut sheets are forged in a variety of permanent colors (if you choose to go with metal siding though). Also, you won’t need to replace a shingled roof or vinyl/timber siding when it’s dinged or broken in a storm. You will only need to repaint it from time to time. Generally, a metal building home will save you money in regular maintenance costs compared to the expenses that a traditional stick-built home it brings.

Barndominiums vs. Pole Barn Homes – What’s The Difference?

If you have been browsing around online or been actively scrolling through various barndominium Facebook groups, you may have found that barndomniums and pole barn homes can look very similar. And often it is hard to tell which is which. We will keep this short and simple, here’s how to spot the difference:

Metal building homes aka Barndominiums – are built on a steel framing structure and usually use metal siding for the exterior. These metal columns are usually spaced out 12, 16, or 20 feet apart. These are fixed to a concrete slab.

Pole barn homes – these are erected on timber poles, also known as “post and beam” or “post-frame” structure. Wooden poles are typically spaced out in narrower increments – 8 to 12 feet apart, to better support the whole structure.

barndominium vs pole barn home: side by side comparison of steel frame barndominium and pole barn home with post and beam frame
Side by side comparison of steel frame barndominium and pole barn home with post-frame.

Both barndominiums and pole barn homes can be covered in metal siding. Thus, without knowing what structure is hiding underneath the walls it is normal to misuse the correct term. But at the end of the day, it’s not a big deal is it?

Interested to learn more about Pole Barn Homes? Visit these articles below:

Barndominium Kits and How You Can Customize Them

As we mentioned previously in the costs section of this guide, barndominium kits are one of the more cost-effective routes to go if you desire a beautiful, custom home. Whether you DIY the interior of the home or hire contractors to do it for you, the cost can still be lower than opting for traditional house. And, with many barndo kit companies available that ship across the country and worldwide (you can even buy them on eBay!), there is an exciting selection of kits to choose from. Read further to learn more about them:

The Basic Barndominium Kit – What’s Typically Included?

There are as many sizes, styles, floor plans and choices of barndos as there are businesses that sell them. Here is a list of the basic amenities most kits include:

  • Steel frame
  • Roof panels
  • Wall siding panels
  • Windows
  • Doors
  • Gutters and downspouts
  • Colored trim packages of your choice
  • All screws, bolts, fasteners, closures, etc.
  • Plans and erection drawings
  • Engineered drawings for permitting
  • Instructions and sometimes videos.

Typically, kits usually consist of one, two or three-bedroom layouts. That includes one or two bathrooms, living room, kitchen, dining area, laundry room, and more. And, let’s not forget the open, towering 9-foot ceilings where you can add beautiful lighting, exposed beams and other unique features. Of course, this is just a general overview of a regular kit – most companies can customize or even create one from scratch. Whether you need 6 bedrooms and 5 bathrooms, or 2 kitchens and 3 mudrooms – it all can be done. It’s just a matter of your imagination and budget.

Barndominiums are Energy Efficient!

One would think of a large, metal building with 9-foot ceilings would be open, cold and drafty. However, when it comes to barndominiums, nothing could be further from the truth. Conversely, metal framing itself isn’t energy efficient and metal walls can actually lose heat from inside the home. Luckily, barndo kits and builders know how to keep your home warm in the winter and cool in the summer. Consequently, you receive lower heating and cooling bills and help the environment.

Types of Insulation

Most all kits include spray foam insulation. Nevertheless, when building your barndo, depending on the climate where you live, there are more insulation options for you to choose from.

Insulation Types Insulation Properties
Spray Foam InsulationConsisting of polyurethane or another polymer, this type of insulation starts out as a liquid. To demonstrate, when sprayed onto the walls of the home, the foam expands, filling every hole, nook and cranny before drying. As a result, spray foam insulation seals out wind, dust, dirt and allergens and even acts as a second, strong shell for the structure itself.
Rigid Board InsulationRigid board insulation is made from fiberglass, polyurethane or polystyrene. It comes in board form and can be cut to any thickness and allows for a versatile choice in insulation. As a result, rigid board insulation can easily be installed over spray foam insulation, making your home even more energy efficient.
Batt or Blanket InsulationBatt and blanket insulation is what most people envision when thinking of insulation. It often comes in rolls and is yellow or pink fluffy material, covered in a thick paper backing. Chiefly, batt insulation is the cheapest insulation in terms of cost. Moreover, it is perfect for adding an additional layer of protection on top of the spray foam insulation.
Bubble InsulationAnother, newer option in insulation is called bubble insulation. Made specifically for metal buildings, each layer is composed of polyethylene bubbles that function as an additional thermal barrier. As a result, it stops moisture build-up. also, reflective bubble insulation is a vapor barrier, (solid, non-breathable) product designed to keep out summer heat and keep in winter heat. Uniquely, it reduces moisture condensation and blocks water vapor transmission.
A breakdown of different types of insulation and their individual properties.

image displaying bubble insulation with shiny foil surface
Bubble insulation is made specifically for metal building homes.

Barndominium Floor Plans – We’ve Got Plenty!

When building a barndominium, you are starting with an open space and a completely blank canvas. With tall, dramatic ceilings and room for just about any convenience, the sky’s the limit when it comes to floor plans and interiors. Here’s a little overview of what kind of barndominium floor plans you can find on our website or while browsing online.

One Floor, Two or Even Three?

Barndominiums just like any regular home can come in different shapes and sizes, although notably, the most common shape is a simple rectangle. When it comes to size – these homes are available in the size of a 20 x 30 tiny house and can get as large as a three-story 80 x 140 mansion. It all depends on what you want and how much space you and your family need.

Obviously, the same size one story barndo will cost less than a two or three story one and will take less time to build. Great looking stairs is an extra expense, which you should consider if you’re on a budget. What we commonly see is a 2 story barndominiums, which typically have a great room with a loft above it. So you’d sort of have a half of a second floor for a few extra rooms, which creates that spacious airy vibe, since both levels are connected by more than just a staircase.

Size, Size, Size – What Are the Most Common?

As mentioned previously, the most common shape is a rectangular metal building home. Thus, you will usually find their sizes listed as width x length i.e. 40×60, which equals 2,400 sq. ft. Also, many people choose their barndos by the number of bedrooms they can have.

Dimensions
(Width x Depth)
Square FeetDescription
30′ X 40′1200 sq. ft.A small barndominium is great for a small family or a couple. This size usually comes with 1-2 bedrooms and 1 bathroom and generally is one story.
30′ X 50′1,500 sq. ft.A 30′ x 50′ barndominium is perfect for a family with 1 or 2 children. It makes a perfect 2-bedroom, 1 bath home in a single or two-story choice.
40′ X 60′2,400 sq. ft.This popular size metal building home is spacious enough to have two stories, 3 bedrooms, and 2 bathrooms. This square footage is typically a go to option for many.
40′ X 100′4,000 sq. ft.This spacious barndo can be built in one, two or even three stories if that’s what you need. It will easily fit at least 4-5 bedrooms and 3-4 bathrooms, a bonus room, a home office and a large enough garage to store 2-3 cars.
The table represents four popular rectangular barndominium sizes in dimensions, square footage, and features.

Of course, there are many more shapes and sizes, so don’t take this table for granted. But we are sure that you will bump into one of these sizes eventually. If you are ready to dive into some of the floor plans we have on the website continue reading.

1,695 HEATED SQ. FT. / 3 BEDS, 2 BATHS

small 1,695 sq. ft. barndominium in its front entrance exterior view featuring white siding and dark blue metal roof and a small floor plan example in the bottom left corner
A small 3 bedroom barndominium floor plan example.

2,016 HEATED SQ. FT. / 3 BEDS, 2.5 BATHS, 5 CARS

an exterior view of sandy grey barndominium featuring 3 bedrooms and 2.5 bathrooms
A floor plan example of over 2,000 sq. ft. barndominium.

2,765 HEATED SQ. FT. / 3 BEDS, 2.5 BATHS, 4 CARS

a front exterior view of 2,765 sq. ft. grey barndominium with a small floor plan example in the upper right corner
A mind-size barndominium floor plan with a big garage.

3,192 HEATED SQ. FT. / 3 BEDS, 3.5 BATHS, 3 CARS

3,192 sq. ft. barndominum floorplan with a massive garage, side exterior view with two garage doors
Over 3,000 sq. ft. metal building home floorplan example with massive garage.

Explore Our Floorplans Galore

Barndominiums, whether being erected by a builder or being built from a kit, come with hundreds of different floor plans. Therefore, you can have an open concept home with dramatic, airy spaces or a more traditional layout with walls and individual rooms.

Interested to Explore More Barndominium Floor Plan Options?

WE GOT PLENTY!

Barndo Exteriors

Perhaps the metal, ranch-style look isn’t your esthetic. No worries as kits and builders provide options when it comes to the barndo exterior. Therefore, you can easily get the style and look you want along with fantastic curb appeal. In essence, you can choose:

  1. Brick wrap exterior
  2. Various styles and sizes of porches
  3. Stone wrapped exterior
  4. Wainscot
  5. Vinyl siding
  6. Cedar or other wood exteriors

Add to your exterior with landscaping, outdoor lighting and trees and you will have the most beautiful home on the block.

Barndominium Exterior Ideas for Your Inspiration

We have a lot of galleries on the website that you can browse and generate ideas for your future metal building home exterior. Take a look at them if you’re up for it:

Frequently Asked Questions (FAQs)

Want to know more about barndominiums, where to buy them and how to get financing? Check out these questions and answers.

Where Can I Buy a Barndominium Kit?

There are dozens of sites online offering metal home kits. Some are local, regional and some even ship internationally and worldwide. Here are just a few companies that have barndominium kits for sale. We do not endorse or promote any such companies specifically, but we do write overviews with past customer reviews on the most popular ones:

How do I Find a Barndominium Builder?

If you’d prefer to find a builder, rather than ordering a kit, you can simply use Google to find one available in your area or you can browse our builders reviews and get to know each company a little bit better before actually calling them.

How Do I Finance a Barndominium?

The best places to obtain financing for your new home are farm credit lenders and local banks. It’s best if you’re already a customer. But some barndo owners have had success going to national lenders for help and received it. Be prepared with your home plans, cost estimate, builder information and a good grasp of your own credit score. Try places like:

Where can I find Barndominium Photos, Ideas, and Inspiration?

Well, our website is a good start… Actually it is a perfect start, because just like this 101 barndominium guide, we have plenty more covering prefab housing, pole barn homes, shipping containers and anything along these lines. If you reached this far in the article, it means that you already saw what we offer: floor plans, inspirational galleries, informational guides, builder reviews and so on – take a minute and browse around!

Additionally, here’s more resources to go to:

  • Barndominium Living GroupThe best & most helpful community of Barndominium Living lovers on this planet! Over 100,000 active members, who share photos of their homes, ideas for decor and inspirational stories. And most importantly – answer questions!
  • Our Facebook page – fill your FB feed with high-quality information and inspiration. Serving posts daily since 2015 to all +500,000 barndominium/metal building home lovers.
  • Our Pinterest boardsClick, click, browse 😉 Our Pinterest boards are neatly organized: from the best-looking metal homes to the most affordable. It’s all there.
  • Our Instagram pageScrolling IG on a daily? 1) Discover Barndos 2) Click the link in bio 3) Browse a full gallery of the home you like!

Written by Metal-Building-Homes.com

We strive to deliver informational and inspirational content for unconventional homes. From barndominiums to steel-framed modular homes, this is the place to browse if you're looking into untraditional housing options.