Q&A: Understanding Price Per Square Foot to Build in Nashville, TN

Dec 1

What is the average cost per square foot to build a home in Nashville?

There’s no single answer because price per square foot depends heavily on design complexity, selections, and construction standards. However, I have spoken with several builders around middle TN, both spec and custom, and analyzed Leverick Homes final price per sf as well to come up with this range:

Entry-level & volume builds: $180–$250/sf
Mid-range custom: $250–$325/sf
High-end custom: $325–$450+/sf

Why do builders hate quoting price per square foot?

Spec home builders, those builders who build the same floor plans over and over, are sometimes able to better predict a final build price per square foot. But custom home builders, the ones that really know what they are doing, understand that each new set of plans is a blank slate with a lot of variables. The “over-budget” videos you see on social media are more than likely a combination of a builder telling a client a false price per square foot and the client thinking that all builders are equal and going with the lowest one.

Two homes may be the same size, but not the same cost if:

one has a simple roof vs. a complex roof
one has vinyl windows vs. reserve series
one uses fiber cement vs. brick + stone (think about all the tall skinnies in Nashville, all fiber cement due to low cost)
one has basic HVAC vs. a sealed high-performance system
one has pre-fabricated cabinets vs. tier one custom inset

And the list goes on and on……….

Square footage tells you nothing about quality.

Why does a 3,400 SF home cost more than a 4,000 SF home sometimes?

Because complexity and quality of materials and labor trumps size.

A smaller home with:

stone
premium windows
beams
vaulted ceilings
thick trim / expansive millwork
upgraded insulation
custom cabinets and counters
high-grade appliances

…will cost more than a larger, simpler box shaped house.

Does the foundation type affect price?

Yes, it does and buyer beware on what type you agree to.

Slab on grade = lowest cost
Crawlspace = moderate
Basement = highest

Crawl + block + stone veneer adds cost and a basement adds much more.

What role does exterior material play in cost?

A big one:

Lap siding = lowest cost but most maintenance (this is why you see so many spec home in middle TN built using lap siding)
Brick = moderate cost but limited maintenance unless painted
Stone veneer = higher cost, mainly driven by labor, but limited maintenance
Full-bed stone = premium costs due to intense labor, but limited maintenance

Even swapping one elevation from stone to brick can save tens of thousands.

Are porches and garages included in price per square foot?

Not all porches (or garages) are created equal. There’s a huge difference between a simple slab on grade patio and a true outdoor living space. A basic porch is generally constructed with a concrete pad or deck framing, a few straightforward posts, a standard railing, and maybe a light fixture, or none at all. It’s economical, functional, and not complicated.

But when a porch transforms into an extension of the living area, the scope and the cost changes dramatically. Upgrades such as tongue and groove ceilings, exposed beams or rafters, vaulted rooflines, masonry columns, and wrapped structural posts introduce specialized labor and premium materials. Layer in screened or retractable enclosures, drainage and waterproofing, recessed lighting and fans, radiant heaters, built in audio, gas or propane service lines, a full outdoor kitchen, stone or brick detailing, and an Isokern wood burning fireplace, and the porch becomes a highly engineered, finished space. It’s no longer just an outdoor pad, it’s a fully appointed room designed for year-round enjoyment, which inherently carries a very different cost profile than a simple concrete slab.

And since 2020, these areas have become one of the most desired spaces in all homes. The right porch can dramatically change a property and be a great ROI.

Can I influence the price?

Yes, clients can control the build price by the selections they make. In general, we believe the client can control around 10% of the budget with selections, and these include but are not limited to:

cabinets & countertops
flooring
plumbing fixtures
lighting
appliances
trim & millwork

You control finishes. We protect structural integrity.

Why do some builders cost more than other builders?

This is a loaded question, and may be controversial, but I believe the builder you select will be your most important decision, even over the architect or designer.

Not every home is built with the same expertise, care, or long-term thinking. Higher level builders invest more in what truly matters such as correct structural framing, proper moisture and ventilation control, reliable waterproofing and flashing, climate appropriate materials, and proven construction methods tailored specifically for Middle Tennessee. They rely on skilled, experienced labor rather than the lowest-bid crews, and they bring building intelligence, the kind that comes from years of hands on experience and learning what actually works.

On the other hand, the dangers of working with a cheaper or less knowledgeable builder often don’t become visible until years later. Settling and drywall cracks from improper framing, moisture intrusion due to incorrect flashing, warped flooring, failing siding, rot, or even costly structural corrections. There are also materials the builder is selecting that you may not be aware of. These are problems that are expensive and sometimes impossible to fix once the home is complete. When you choose a builder, you’re not just choosing the finishes you see, you’re choosing the integrity of the home you’ll live in. A quality driven builder costs more upfront, but saves you exponentially over the life of the home. Clients aren’t simply buying appearance, they’re investing in durability, performance, and long-term peace of mind.

Clients aren’t just buying a look, they’re buying a home that performs and endures.

How do you ensure transparent pricing?

We provide:

line item cost codes
actual invoices
real time tracking
over/under budget analysis

Every dollar is visible. No hidden markups or ambiguous allowances.

So what should clients look for instead of price per square foot?

Rather than focusing on an oversimplified cost per square foot number, clients should evaluate the builder’s reputation, construction practices, communication style, and transparency in their process. The real indicators of value are found in craftsmanship, warranty performance, proven methods, and how well a builder can explain the reasoning behind their decisions. Look for a builder who can clearly articulate the “why” behind material choices, details, and construction techniques, one who builds intelligently, not just attractively. Ultimately, the true worth of a home is found in its longevity, reliability, and how well it supports everyday living and not just in a math equation based on heated square footage.

Price per SF is oversimplification. Real value is deeper. And if you want to know my #1 question you should ask every builder to explain before hiring, schedule a consult.

Final Thought

If a builder gives you a flat price per square foot number without asking about lot conditions, architectural design, engineering, finish level, and mechanical systems, they’re oversimplifying or guessing.

At Leverick Homes, final price per SF is the end result of hundreds of intentional construction decisions, discussions, quotes, and analysis, not a number pulled from thin air.