Barndominium Shell Packages

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A barndominium shell is for landowners who want the building closed in first and the living space finished later. Exteriors of Texas (EOT Builders), based in Magnolia, builds shell-only packages as well as turnkey, move-in-ready homes and custom homes. The shell path can make sense if you want to spread interior costs over time, finish space yourself, or enclose a larger footprint now and complete rooms later.

A shell is not a finished house. When we turn it over, you should have a closed-in structure with the building pad, foundation, framing, exterior, and interior framing in place. The buyer then finishes all mechanical, plumbing, electrical, and interior finishes. Land clearing, a septic system, a water well, electrical tie-in (the utility connection), and a driveway are not included in the per-square-foot price and are quoted separately. That distinction matters for budget, lending, and any inspection required before anyone lives in the building.

If you already know you want us to finish the interior, see our custom homes and barndominiums pages. If you want the structure first, start here with the quote form.

What’s included, and what is yours to finish

Every shell package is defined in the written quote. The list below is what a typical shell-only package at the $50–$80 per square foot range includes, and what is left for you to finish or to have quoted separately.

What a shell-only package typically includes. Site work for the building pad, underground plumbing, the concrete foundation, stick or metal framing depending on budget, doors, windows, metal roof and siding, and interior framing.

What the buyer finishes. On a shell-only package, the buyer finishes all mechanical, plumbing, electrical, and interior finishes. Insulation, HVAC, wiring, finish plumbing, drywall, paint, flooring, and the kitchen and bathrooms are part of that remaining work, not part of the shell.

What is not included in the per-square-foot price. Land clearing, a septic system, a water well, electrical tie-in (the utility connection), and a driveway are not included in either the shell or the turnkey per-square-foot price. Those items are quoted separately. After the shell is up, you (or a contractor you hire, including us on a later finish-out) complete the mechanical, plumbing, electrical, and interior finishes, plus any of those separately quoted site items. If you may want EOT to finish the interior later, tell us during the shell design so mechanical, plumbing, electrical, and finish locations can be planned while the structure is still on paper.

How a shell project typically proceeds

  1. Request a quote at our contact page with your name, phone, email, project ZIP, project type (choose Barndominium Shell), approximate size, land status, timeline, and notes about any shop or porch space you want enclosed.
  2. Walk the property and confirm jurisdiction, access, drainage, and deed restrictions, including a driveway and drainage plan that will still work when the interior is finished.
  3. Lock the scope in writing, including what is in the shell, what is excluded, how square footage is measured, and any separately quoted items such as land clearing, septic, a water well, electrical tie-in, or a driveway.
  4. Prepare plans and file the permits that apply. A residential shell may still need a county or city permit, and often septic, driveway, and floodplain filings, even if the interior will be finished later. We will tell you who is responsible for each filing.
  5. Build the shell — the building pad, underground plumbing, concrete foundation, framing, doors and windows, metal roof and siding, and interior framing — and walk it with you before we consider that phase complete.

Typical pricing

These figures are typical ranges, not a guaranteed price.

  • Shell-only packages typically start around $50–$80 per square foot.
  • If you later decide you want a finished, move-in-ready custom build instead, those projects typically run $130–$200 per square foot under roof.

Where a shell lands in the $50–$80 range depends on size, framing choice, roof and wall specifications, and the door and window package. A simple rectangular footprint is usually more economical than a building with several offsets, porches, or large overhead-door openings. The concrete foundation and building-pad site work are part of a typical shell package. Land clearing, septic, a water well, electrical tie-in, and a driveway are not included in that per-square-foot price and are quoted separately. If you are comparing a shell bid to a turnkey bid, look at both scopes side by side. A lower shell price is not a savings if the exclusions are work you still have to buy.

Typical timeline

A shell-only package typically takes 2–4 months. Turnkey or custom homes typically take 7–10+ months. These are typical timelines and depend on permits, weather, and selections. We provide a written schedule with the proposal.

FAQ

What do I actually get with a shell package?
A typical shell-only package includes site work for the building pad, underground plumbing, the concrete foundation, stick or metal framing depending on budget, doors, windows, metal roof and siding, and interior framing. You do not get mechanical, plumbing, electrical, or interior finishes unless that work is added to the agreement.

Who finishes the inside?
You do, on your timeline, either yourself or with contractors you hire. On a shell-only package, the buyer finishes all mechanical, plumbing, electrical, and interior finishes. If you want EOT to finish the interior later, say so when we design the shell. A later finish-out is a separate scope.

Does the $50–$80 range include the slab, driveway, and septic?
The concrete foundation and site work for the building pad are part of a typical shell-only package. Land clearing, a septic system, a water well, electrical tie-in, and a driveway are not included in the per-square-foot price and are quoted separately.

Can I live in the shell when it goes up?
No. A shell is not move-in ready, and your city or county may also limit occupancy until required inspections or a final approval are complete.

Do I still need permits for a shell?
Usually yes. A building that will become a home is often reviewed as a residential structure even if the interior will be finished later. We plan the filings with that final use in mind so the shell does not box in the finish-out.

How long does a shell take?
Shell-only packages typically take 2–4 months, depending on permits, weather, and selections. Turnkey or custom homes typically take 7–10+ months.

Get My Free Quote

If you have land and want to plan a barndominium shell, Get My Free Quote or call 281-766-3333.