Barndominiums — metal or hybrid pole-building homes with open plans and barn-like shells — have become a go-to for people who want durability, big open spaces, and often lower cost per square foot than conventional stick-built homes. When you start planning one, the first big decision is whether to buy a barndominium kit (a packaged structure and components) or go fully custom (hire an architect/builder to design and build from scratch). Both routes get you to that barn-home dream, but they differ in price, timeline, flexibility, and risk. Here’s a deep dive to help you choose.
What exactly is a kit vs. a custom build?
Barndominium kit:
A kit typically includes engineered metal components (framing, roof and wall panels), fasteners, sometimes windows/doors and basic trim. Some manufacturers sell “shell-only” kits (just the structural metal) while others sell more complete kits that include windows, doors, and even rough-ins for wiring/plumbing.
Kits are manufactured offsite and shipped to your lot for assembly by you, your contractor, or the kit company’s erectors.
Custom build:
A custom build is a traditional design-and-build process: you work with an architect or designer (or a builder with design capabilities) to create a plan, have a foundation poured, erect the structural shell (which could be steel, wood, or hybrid), and finish everything to your specs. Everything from layout, materials, fenestration, and finishes is chosen fully custom.
Pros of buying a barndominium kit
- Lower upfront cost (often)
Kits can reduce materials and engineering costs because components are mass-produced and standardized. For people on tight budgets, kits offer a clear path to a usable shell for less money. - Faster procurement and assembly
Components arrive pre-cut and engineered, reducing on-site framing time. A shell can sometimes be up in weeks rather than months. - Predictability
You’ll often get clear package pricing for the kit itself, making early-stage budgeting simpler. - Less design decision fatigue
Kits come with pre-determined panel sizes and layout constraints — good if you don’t want to haggle over every detail. - Good for DIY or semi-DIY
If you (or your crew) are comfortable with metal building assembly, kits enable owner participation to reduce labor costs.
Cons of buying a barndominium kit
- Limited customization
Kits are standardized; changing dimensions, window placements, or structural openings can be complex and expensive. - Fit-for-purpose issues
Kits aren’t always optimized for local climates, unique site constraints, or advanced energy-efficiency goals without modifications. - Hidden costs
Kit cost is just the start. Foundation, insulation, interior buildout, HVAC, plumbing, electrical, finishes, and site work can multiply costs — sometimes erasing perceived savings. - Quality variance between manufacturers
Not all kits are created equal. Engineering practices, steel gauges, and fastener quality vary. You must vet vendors carefully. - Resale perception
Some buyers prefer fully custom homes and may undervalue kit-built properties in certain markets.
Pros of a custom build
- Complete design freedom
Tailor layout, structure, materials, and finishes to suit your lifestyle and site — things like unique second-story cantilevers, large glazed façades, or specific passive-solar orientations are easier. - Better site integration
Custom designs can respond to slope, views, prevailing wind, and sun — reducing long-term energy and maintenance costs. - Higher potential resale value
Well-executed custom homes that fit their markets typically appraise higher than cookie-cutter builds. - Higher-quality finishes and systems
You can choose higher-performance insulation, windows, HVAC systems, and finer interior finishes. - Single point of responsibility
With an experienced design-build firm, you get coordinated engineering, permitting, and warranty coverage.
Cons of a custom build
- Higher initial cost
Custom design and one-off materials, plus more labor-intensive detailing, generally increase the price. - Longer timeline
Custom plans, permitting, and bespoke construction will usually take longer than erecting a kit shell. - Decision overload
More choices mean more decisions and more opportunity for scope creep — the budget can drift without firm contracts. - Requires more oversight
If you’re the owner-builder, custom builds demand more time or a trusted project manager.
Cost comparison — what you actually pay for
Rather than absolute numbers (which vary by region, material choices, and time), think of costs in components and relative scale.
Typical cost components (both routes):
- Land purchase and site prep: grading, tree clearing, access, septic or sewer, and driveways.
- Foundation: slab-on-grade is common for barndominiums. Footings, frost protection, and slab finish matter.
- Shell: steel framing/roof/wall panels (kit), or custom framing (custom).
- Windows & exterior doors
- Insulation & vapor barrier
- Rough-in systems: plumbing, electrical, HVAC ducting or minisplits.
- Interior walls & finishes: drywall, paint, trim, flooring.
- Kitchens & baths: cabinets, fixtures, appliances.
- Mechanical systems: heating/cooling, water heater, electrical service.
- Permits & engineering
How kit vs custom typically stacks up:
- Kit (shell-only): Kit cost may be a relatively small portion of the finished-house budget — sometimes 10–35% of total — because interior finishes, systems, and site work dominate costs. Some buyers underestimate the finish costs and treat the kit price as “the house price.”
- Kit (complete package): Some vendors offer more complete kits including windows/doors/trim and partial interiors. These reduce surprises but cost more upfront.
- Custom: The shell may be more expensive per square foot, but you get integrated engineering, optimized insulation, and bespoke detailing. For the same finished home, the total cost can converge with kit-built options after you account for necessary upgrades and finish choices.
Example cost structure (approximate proportions):
- Land & site work: 15–30%
- Foundation & shell (kit or custom): 20–40%
- Mechanical systems (HVAC/plumbing/electrical): 10–20%
- Interiors & finishes: 20–35%
- Design/permits/contingency: 5–10%
Bottom line: Don’t focus only on the kit price. Add foundation, insulation, interior finishes, and systems to estimate the true cost per square foot.
Timeline: kits are usually faster — but not always
Kit shell: Manufacturing + shipping 2–12 weeks (depends on backlog), erection a few days to a few weeks. But finishes, utilities, and inspections can take months after the shell is up.
Custom: Design and permitting commonly take several months; construction can take 6–12+ months depending on scope.
If speed-to-shelter is key, a kit can get you a weather-tight structure quickly. If you want a carefully integrated, high-performance home, custom typically takes longer but yields more precise results.
Who should pick a kit?
- You’re budget-conscious and willing to manage finishes yourself.
- You want a quick shell to finish in phases (live-in while you finish interiors).
- You like modular, standardized solutions and don’t need a lot of bespoke features.
- You or your contractor have experience with metal building assembly.
Who should go custom?
- You want unusual architecture, exacting energy performance, or siting that requires bespoke solutions.
- You want high-end finishes and systems integrated from the start.
- You plan to sell in a market that values custom design.
- You prefer a single design-build team handling everything.
Tips for buying a kit (so it doesn’t bite you later)
- Get engineering stamped for your county — wind, snow, and seismic loads matter.
- Compare gauge and gauge-to-gauge — thicker steel vs. thin panels matters in longevity.
- Ask what’s excluded: trim, flashings, fasteners, skylights, and accessories are sometimes add-ons.
- Factor in insulation approach — metal buildings require careful thermal breaks and vapor management.
- Vet the erector — a bad install can cause leaks or structural issues.
- Plan utility penetrations — pre-planned openings save cutting and rework.
Tips for a successful custom build
- Hire a designer/builder experienced with metal/hybrid barn-style structures. They know the pitfalls of large open spans and thermal bridging.
- Prioritize envelope performance — air-sealing and continuous insulation pay dividends.
- Be specific in contracts about allowances vs. selections to avoid surprise change orders.
- Lock in a contingency (5–10%) for unknown site or supply issues.
- Ask for references and site visits to completed projects.
FAQs
Which costs more per square foot — kit or custom?
The kit shell is usually cheaper per square foot than a custom-engineered shell, but the final cost depends on finishes and systems. If you upgrade a kit heavily, total cost can match or exceed custom.
Are kits lower quality?
Not necessarily. Quality depends on the manufacturer and the materials/engineering. Some kits are robust and well-engineered; others cut corners.
Can I modify a kit after delivery?
Yes, but modifications to structural lines, window openings, and panel sizes can be costly because they may require re-engineering.
Is financing different?
Lenders treat kit builds and custom builds similarly if you produce proper plans, permits, and contractor bids. Construction loans depend more on the borrower’s profile and documentation than kit vs custom.
Final decision checklist
Before you choose, answer these:
- What’s your realistic total budget (land + build + finishes + contingency)?
- How much design freedom do you need?
- How important is speed?
- Will you live in the home while finishing?
- How comfortable are you managing subcontractors or doing DIY work?
If budget and speed are primary drivers and you accept standardized options — a kit can be a great choice. If you want a one-of-a-kind home, optimized performance, and higher-quality finishes, a custom build is likely the right path.
Conclusion
Barndominium kits and custom builds both lead to beautiful, functional barn-style homes — but they suit different priorities. Kits shine for budget-conscious, fast-to-shell projects and DIYers. Custom builds deliver tailored design, higher potential value, and fine control over performance and finishes. The smartest move is to budget the whole project (not just the kit), check engineering and build quality, and pick the path that aligns with your budget, timeline, and long-term goals.