Why are true custom homes so much more expensive than production homes? I've often been asked that question, but there isn't a quick and easy answer.
Discerning luxury home buyers will always notice the craftsmanship and attention to detail in a true custom home. They know what to look for in the way of quality appliances, materials, hardware, fixtures, windows, wall treatments, doors, etc. But they cannot see what's behind the walls and how the home was constructed. That, as much as anything, separates a true custom home from others.
The spec sheet below highlights many of the custom features of this beautiful Tim Jackson Custom Home at 970 Twin Oaks Dr in Fairview, Tx. Tim Jackson Custom Homes has built many of the area's most amazing luxury and estate homes over the past 23 years. This gorgeous home is listed at $3.699 million. If you'd like to see inside and the beautiful pool and patio, please click here. We'd also be happy to show you through the home if you have an interest.
PRELIMINARY: Tim Jackson Custom Homes, LP (TJCH) will provide all building permits, water impact fees, and roadway impact fees as required by the Town of Fairview. TJCH will provide architectural drawings. All construction utilities will be provided by TJCH. TJCH will provide a form survey and final survey on property. Temporary toilet facilities will also be provided.
INSURANCE: TJCH will provide a Builder’s Risk insurance policy. Customer will be listed as an additional insured on TJCH’s $2,000,000 General Liability policy.
GRADING: The house pad will be built with 1,000 cubic yards of select fill. All rough and final grading around home will be done by TJCH. Positive drainage from foundation will be established on final grade.
FOUNDATION: A soils test will be provided by TJCH. A post-tension foundation with piers will be installed. Foundation design will be done by a licensed engineer. Foundation concrete will be a minimum 3000 p.s.i. Porches and patios will be dropped 3 ½” from finished floor elevation.
FLAT WORK: 5,500 square feet of flat work with #3 rebar on 24” centers will be installed. All concrete will have a salt finish. Concrete for flat work will be a minimum 3000 p.s.i. Flagstone banding will be installed on perimeter of driveway. Driveway culverts will be installed per C, C, & R’s.
FRAMING MATERIAL: Pressure-treated lumber will be used on all bottom plates. Finger-jointed white wood studs will be spaced on 16” centers. All ceiling joists, rafters, hips, valleys, and ridges will be #2 grade fir or yellow pine and will be sized per code. Roof deck material will be 4’ x 8’ x 7/16” o.s.b. Wind bracing will be 7/16” o.s.b. Structural I-joists will be used as floor joists. 4’ x 8’ x 1 1/8” Advantech plywood will be used for the sub-floor. Hold-down straps, ¾” plywood, & hurricane clips will be installed on walls and ceilings of the mud room.
CORNICE MATERIAL: All sheathing will be 7/16” o.s.b. Fascia to be 1”x6” Trimcraft. Soffit material to be ½” textured hardboard. Details will be installed per elevation. 1”x6” pine bead board will be installed on Entry and Master Veranda ceilings. Fascia, brick frieze, & soffit will be painted. All other cornice material will be stained. Tyvek house wrap will be installed over all sheathing.
ROOFING: 24 gauge standing seam metal roofing over synthetic underlayment will be installed per construction drawings
EXTERIOR FINISHES: Exterior of home to be finished per construction drawings. Cast stone will be installed per elevation. A 3-coat stucco system will be installed. An allowance is provided for the stone material. 6 Retractable drop screens will be installed in the Outdoor Living Area.
HVAC SYSTEM: 4 heating and cooling systems will be installed. Lennox XC21 Signature Series two speed condensing units with 96% efficient, variable speed gas furnaces will be installed. Lennox i-comfort Wi-Fi thermostats will be installed. 4” air filters will be installed. A 1/4-ton Wine Guardian wine chiller will be installed in the Wine Room. The Guest Suite will be zoned separately from main living areas.
PLUMBING: Two 50-gallon high efficiency gas water heater with circulating pump will be installed. A fiberglass or acrylic tub will be installed in the Master Bath. All showers will have a concrete over plastic membrane pan installed. All commodes will be elongated commodes with 1.28 gallons per flush. All sewer lines and vents will be p.v.c. All water lines inside of house will be copper. Main water line from meter to house will be p.v.c. or flexible plastic. Gas will be run to water heater, range, fireplaces, firepit, dryer, patio grill, furnaces, and pool equipment. A Kohler H2O Wise Water Sensor will be installed. A whole house fire protection system will be installed. All plumbing will be done per floor plan and meet or exceed the Uniform Plumbing Code. No plumbing vents will be installed on front elevation. A steam unit will be installed in the master shower. Allowances are provided for all sinks, plumbing fixtures, commodes, and master bathtub. Gas line from street to house will be run by gas provider.
ELECTRICAL: Home will be wired per construction drawings. All switches will be rocker type. A security system with four keypads will be installed. A structured wiring system will be installed. An allowance is provided. Underground electric line from power source to house will be run by electrical provider. All wiring will be done to meet or exceed National Electric Code. 4 Infratech 60’ infrared ceiling heaters will be installed per construction drawings.
WINDOWS: Andersen 100 Series windows will be installed per construction drawings. All windows will have double pane, low-E, insulated glass (minimum of .28 U-value and .20 SHGC) and be installed per construction drawings. Screens will be installed on all operable windows.
EXTERIOR DOORS: Andersen E-Series door units will be installed in the Family, Dining, 4 Car Garage (Frosted), Pool Bath (Frosted), Guest Suite (Frosted) and Balcony. Western metal sliding door units will be installed per plans in the Media/Game Room and Master Veranda. A fiberglass door will be installed in Pool Storage. The metal front door unit will be constructed per the construction drawings.
INSULATION: Open-cell foam insulation will be used throughout home in all exterior wall cavities and rafters of air-conditioned living area (full encapsulation). Wine room walls and ceiling will be insulated with closed-cell foam (Foam at 2''). Approximate thickness are: exterior walls of air-conditioned area at 3.5” and attic knee wall and rafters at 5.5”. Fiberglass, soundproof insulation will be installed where bedrooms and living areas have common walls or floors, all first floor p.v.c. drain lines, powder room, and utility room.
DRYWALL: ½” drywall will be installed on walls and on ceilings. All drywalls will be attached with screws. Garage walls common with living areas will be 5/8” fire-rated drywall. All walls and ceilings of A/C areas of home will have a Level 4 slick wall finish or orange peel finish applied. See Room Finish Schedule for details. Square corners will be installed on drywall. ½” Hardi-backer board will be used in all tub and shower areas. Wallpaper will be installed on the bed wall of the Master Bedroom.
GARAGE DOORS: 2- 9’x9’ & 1- 18’x9’ cedar garage doors will be installed. 3-3/4 horsepower Liftmaster LM-8587W garage door openers with four transmitters will be installed. A remote keypad for garage door openers will be installed.
FIREPLACES: A 72” linear metal fireplace will be installed in the Family Room. Fireplace includes heat flo convection kit and a black reflective glass liner kit. Fireplace facing in the Family Room will be porcelain tile. A 60” linear metal fireplace will be installed in the Master Bedroom. Both Family and Master Bedroom firebox is to be raised 36" A.F.F. A firepit will be installed in the Outdoor Living area with a stone veneer and a cast stone cap.
INTERIOR TRIM: TruStile TS3000 MDF interior doors or comparable will be used throughout unless noted otherwise on construction drawings. Paint-grade baseboards, doors, and casing will be installed in all rooms as noted on Room Finish-out Schedule. All closets will have paint grade, 12” shelving installed. Closet layout will be determined on job site upon commencement of interior trim installation. MDF beams will be installed in the Guest Suite. A thin brick/stone veneer will be installed in the Wine Room. Wood frames will be installed around all vanity mirrors. See Room Finish-out Schedule for additional details.
MAIN STAIR SYSTEM: Solid white oak treads with painted skirts and painted risers and metal metal handrail will be installed on the main stairs.
CABINETS: Cabinets will be installed per construction drawings. All cabinets will be constructed with paint-grade material. Concealed hinges will be used on all cabinet doors. Soft close drawer guides will be used on all cabinet drawers. Exact layout and configuration of cabinets will be determined on job site. Full overlay cabinet doors and drawers will be installed. All cabinets are built to 8’ height. Base cabinets are 24” deep. Upper cabinets are 12” deep. Vanity cabinets are 21” deep.
PAINTING: A single color, acrylic latex house paint will be used on exterior cornice. All cedar, fir, or pine on exterior of home will be stained with a Sherwin Williams brand Semi-Transparent exterior house stain. All paint grade moldings, doors, and cabinets will be painted with an oil-based enamel paint. Walls and ceilings of all rooms will be painted a single-color latex wall paint. All closets will be painted with a single-color latex enamel wall paint. 3 accent wall paint colors and 2 accent enamel colors can be selected. Paint grade MDF beams in Guest Suite. Wallpaper to be installed on Master Bedroom bed wall, entry and one room ceiling accent . An allowance is provided for material. Sherwin Williams paint products will be used.
CERAMIC TILE: A tile or natural stone surround will be installed in the master bath shower. Ceramic tile surrounds will be installed in all other baths. The Kitchen, Pantry and Game/Media Bar back splash will have natural stone or tile installed. An allowance is provided for all material. An allowance is also provided for accent tile.
FLOORCOVERINGS: 7” engineered oak wood will be installed in the Foyer, Hallways, Family Room, Wine Room, Kitchen, Prep/Pantry, Dining, Media/Game, Guest Suite, Guest WIC , Study, Master Suite, Hers and His Master WICs, Utility 2, Game, Up Storage, Bedroom 3, Bed 3 WICs, Bedroom 4, Bedroom 4 WIC, Bedroom 5 and Bed 5 WIC. Ceramic tile will be installed in the Utility 1, Mud, Pool Bath, Guest Bath, Master Bath, Powder Bath, Bath 3, Bath 4 and Bath 5. Pavers will be installed in the Entry, Outdoor Living, Grill, Master Veranda and Balcony. An epoxy finish will be applied to the Pool Storage, 3 Car Garage and the 4th Car Garage. An allowance is provided for all wood, tile & pavers.
COUNTERTOPS: Granite, Quartz or Quartzite countertops will be installed throughout. 4” granite back splashes will be installed in areas except for Kitchen, Pantry and Game/Media Bar. A material allowance is provided.
MIRRORS AND SHOWER GLASS: Frameless glass shower enclosures will be installed in all baths. Vanity tops will have 48” tall mirrors installed. A wardrobe mirror will be installed in the Master closet. A frameless glass enclosure will be installed per CD’s in Wine Room and Study.
LIGHTING: An allowance is provided for all lighting
HARDWARE: An allowance is provided for all bath, door, and closet hardware.
APPLIANCES: An allowance is provided for the appliances.
VENT HOOD SURROUND: An allowance is provided for the vent hood surround.
GUTTERS: Gutters with downspouts will be installed on all horizontal areas of the fascia. ½ round paint grip gutters will be installed on front elevations. Seamless gutters will be installed on back and sides of home. All downspouts in flower beds will have subsurface drain.
IRRIGATION SYSTEM: An allowance is provided for the irrigation system.
LANDSCAPE: An allowance is provided for landscape and sod.
POOL: An allowance is provided for the pool.
FENCING: 600 linear feet of 48” iron fencing with 2 walk gates will be installed.
