How much does a barndominium cost in KY/TN?

Shell builds typically range from $65–$160 per square foot. Turnkey living areas often cost $160–$300 per square foot, with shop space around $50 per square foot and porches around $40 per square foot.

What affects the cost of a barndominium most?

Major cost factors include build scope (shell vs turnkey), size, spans, finishes, site work, and utility connections.

Barndominium Cost in Kentucky & Tennessee (2025 Guide)

Quick Answer:

In 2025, the average cost to build a barndominium in Kentucky or Tennessee varies widely depending on size, finishes, and scope. A basic shell (exterior completed, interior unfinished) can range from $50–$100 per square foot. A turnkey build with finished living space often falls between $150–$300 per square foot. For mixed-use layouts with both living space and shop areas, living areas generally price between $150–$200 per square foot, shop space around $40 per square foot, and porches around $40 per square foot.

Key Takeaways

Shell vs. Turnkey – A shell is faster and less expensive upfront, but you’ll need to complete the interior yourself or hire a contractor later.
Local Ranges – In Kentucky and Tennessee, many turnkey living spaces land in the $160–$200 per square foot range, with shop space and porches priced lower.
Budget Drivers – Costs can shift significantly based on site preparation, utilities, foundation type, insulation, and finish quality.

Step 3: Framing

Understanding the Cost Variables

1) Shell vs. Turnkey Builds

Shell/Dry-In: Includes framing, roof, siding, windows, and doors. No interior finishes.
Turnkey: Includes all finishes, mechanical systems (plumbing, HVAC, electrical), insulation, and interior walls.

2) Size & Layout

Larger footprints and taller ceilings can increase costs. Wide spans, large doors, and custom architectural features add to both material and labor budgets.

3) Foundation & Slab

Post-frame construction offers multiple foundation options—pier-and-beam with a slab, slab-on-grade, or perma-columns. Local soil and frost conditions will influence which option is best.

4) Insulation & Energy Efficiency

Spray foam, batt insulation, and blown-in systems all offer different R-values, costs, and moisture control benefits. Energy-smart choices can reduce long-term operating expenses.

5) Site Work & Utilities

Land clearing, grading, driveway installation, septic systems, and utility connections often account for a large portion of “hidden” costs that homeowners underestimate.

2025 Planning Ranges for Kentucky & Tennessee

Scope	Typical Range	Notes
Shell/Dry-In Structure	$50–$100 per sq ft	Weather-tight exterior, unfinished interior.
Turnkey Living Area	$150–$300 per sq ft	Many local projects fall between $160–$200 per sq ft.
Shop/Garage Bays (Unfinished)	~$40 per sq ft	Includes slab and doors.
Porches	~$40 per sq ft	Roofed, open-air structures.

Example:
A 2,000 sq ft barndominium with 1,600 sq ft of living space, 400 sq ft of shop space, and 200 sq ft of porch might look like this:

Living: 1,600 sq ft × $175/sq ft = $280,000
Shop: 400 sq ft × $40/sq ft = $16,000
Porch: 200 sq ft × $40/sq ft = $8,000
Estimated Structure Cost: $304,000 (excluding site work and utilities)

Try Keystone Construction’s Design Tool to plan out your post frame building or barndominium

Seven Steps to Building a Smart Barndominium Budget

Define Your Needs – Decide how much of the structure will be living space versus shop or storage.
Choose Your Build Path – Decide between a shell for later finishing or a full turnkey project.
Visualize in 3D – Use our design tool to test layouts, colors, and door placements.
Assess Site Costs – Get estimates for grading, utilities, and drainage before committing.
Select Insulation – Choose a method that meets your energy and comfort goals.
Secure Financing – Research lenders experienced with post-frame and barndominium loans.
Request Detailed Quotes – Ensure your estimates include all materials, labor, and site prep.

Why Post-Frame Works for Barndominiums

Post-frame construction delivers wide, open interiors without load-bearing interior walls, making it perfect for blending living areas with attached workshops or garages. It’s also faster to build, offers design flexibility, and can be more cost-efficient than many traditional methods.

Quick FAQs

Is a barndominium cheaper than a stick-built home?
It can be, especially for the shell and structure. The final cost depends on finishes, size, and site expenses.

What’s the biggest cost wild card?
Site preparation and utility installation often surprise homeowners. Always factor these in early.

How can I get an accurate estimate?
Design your barndominium with your exact specifications, then request a custom quote based on your location and site conditions.