This week, I began manicuring one of our wooded bluff lots in Granbury that not only have an amazing view at the rear of the lot, it also backs up to the same active creek that flows at the rear of 7 of our lots. I had no real idea what I would discover as I began cutting underbrush and low lying limbs and burning them in the process. The underbrush was so thick, I had not been able to see much of this lot.
The first 65′ feet in length of this lot is pretty flat, which is where the house will be built, but at that point the lot begins terracing downward with large rock formation that creates some pretty great mother nature scenic views and atmosphere. Today, I realized that just beyond where the home and its large rear patio will sit there is a section of land that has two rows of flat rock formation that run the width of the lot and there’s about 3′ to 5′ feet of space between those rows of stone, and in that space the land drops down about 2′ to 3′ feet providing a perfect opportunity for a earth made, stone lined Koi pond, if I build stone dams at each end of the formation. Once the little damns are built I can then install a pond liner and water proof the stone sides of the pond with black water proofing material that is troweled on. The Koi pond will be used as part of the grey water and kitchen sink water filtering system I designed last year and been planning to use with some or all of the homes we will be building on these Granbury lots in-conjunction with composting toilets or some of the other toilet waste management options we will offer customers who not wanting composting toilets.
The rock formation continues terracing downward, but due to the land being fairly flat in between the terracing sections of the lot, I envisioned some steps and possibly some mini bridges being built so our customers could have some featured areas of interest on different levels of the rear portion of the lot; including a fire pit with a built-in stone bench surrounding the fire that would great setting for fall, winter and spring parties at the home. The above image is an edit of a picture I took today from the higher elevation where the home will sit. I added the coy pond to help visualize it, as well outlined the flat portion between terracing where a fire pit with a stone decking could be built.
New Plan Design – this is a new Texas Tiny Homes plan design in the works for a small, 3 bedroom, 2 bath luxury home for some of our Granbury lots. It will feature a simple, low cost to build elevation and amenities unlike most of our original, one-of-a-kind plans this size. However, it will be super energy efficient with its 2 X 6 exterior walls and close cell blown attic roof rafters. The homes heating and air conditioning system will be located in the much cooler attic environment and provide dramatically reduced utility bills. The main room of the home will feature a flat 10′ high ceiling and the rest of the home will have 9′ flat ceilings.
Healthy Home – the envelope of this home will be super tight, so we plan to install a fresh air system incorporated into the heating and air-conditioning unit that removes dead air and any toxic off gassing that develop inside the home from cooking, furniture, building products, etc.
Square Footage and Appraisal– the square footage for this plan has not been fully determined yet but the goal is to be under 1100 conditioned square feet. The design has now been handed off to one of our architects to produce it in their 3D Autocad, which will provide the exact footage, as well as 3D rendering of the exterior and interior. This home will have much smaller covered porch footage than most of our small luxury homes and are doing so in an effort to make it more affordable, and be more in line with what some of the other home builders are offering in the community. Most of our small home designs far exceed what they will appraise for due to their large covered porches, vaulted cathedral ceilings, exposed rafter tails, and standing metal seam roofs and lots of eye candy that dramatically increase the cost to build, but far exceed lender appraisals. This design was done to be more inline with the comparables for the community our lots are located in, but will still be one of the nicest new homes being built there.
These pictures were taken yesterday in the Granbury Community we have purchased 12 lots so far. These site-built homes by other builders or individuals are obviously not “tiny”, nor are the ones we will be building in the community due to the minimum size requirements in the deed restrictions, but it’s a good sign to see new homes going up in the older development, and these larger homes provide added assurance we made the right decision with this community.
There are also about 10 brand new modular homes that have been brought into the community since we started buying lots this time last year, which is another good sign and provides additional assurance we made a good decision. The community has been in Granbury since the 80’s and has much older site built and modular homes scattered around the community but some of those older homes are being replaced with new ones, which also provides some additional assurance.
Our wooded lots have an 800 square feet minimum requirement, but depending on the lot size, we can build you a larger home. We are planning to offer site-built luxury homes starting around $150K for the smaller footage requirement homes, including the land.
If you would be interested in having Texas Tiny Homes custom design and build you a home on our Granbury lots this link provides information on how to get the process started.
This shower water conservation video is by Steven Harrell, who launched Tiny House Listings about 6 years ago. His website was instrumental and inspiration in Texas Tiny Homes formation in 2012. This video features a low flow shower head that can save thousands of gallons of water each year depending on the setting you chose. We have selected six water saving shower heads in our online store.
Water conservation is so critical these days, but it’s also a requirement when living small, or off grid when water is hard to come by, and safely disposing it if your tiny and small home is not tied to a city sewage system, or if you are using a grey water filtering system. Texas Tiny Homes is looking at all the black and grey water disposal options for the new homes we are going to be build on our lots in Granbury, Texas and the less amount of water coming out the home the better. Water conserving shower heads will be an important and necessary feature in some of new home we build.
Texas Tiny Homes has a goal of offering you some of the most affordable, but also luxurious small homes in America, which is no easy task in today’s booming economy. Because of the high cost of construction, and cost of the land the average price of a new home in America is now, $368,000. New home construction has been booming for the past 6 years, especially in Texas, and because of that there is a shortage of skilled trades, construction workers and construction materials, and affordable lots.
In an effort to accomplish our “$99K Starting Price” goal in Granbury, Texas some compromise is going to be necessary, but the last place the compromise will show up is in the quality of construction, the attention to details, and the luxury features found in all of our home plans. One of the areas of compromise require smaller, less expensive lots, which we are now purchasing in older, but deed-restricted, HOA communities, located outside of the city limits. These communities do not have city property taxes,which is good, but they do not have city water and sewer.
These communities have brand-new, site-built homes, as well as older, site-built homes, along with brand-new, as well as older manufactured homes. Some of the older, manufactured homes are being replaced with brand new homes, so these communities are similar in trend to some very popular tear-down neighborhoods in East Dallas, Preston Hollow, Park Cities, or Oak Cliff, Texas. In some of the booming, tear-down neighborhoods in Dallas, there are million dollar homes being built right door next door to 60-year-old, $150K thousand dollar homes. Having said that, the lots we are purchasing are hand-picked and are the best of the available lots in each community. Our goal will provide new life to these older communities, as well as growth.
Another part of the compromise to obtain our “$99K starting price” goal is based on the size and cost of the lot, as well as how to handle the black and grey water waste (sewage). The larger the lot the more expensive they are to purchase, which is the case with most land acquisitions. Smaller lots are less expensive, but one of common draw backs to the smaller lots, especially in Texas, which came about after these communities were developed is; a typical new home requires having to purchase several smaller lots to accommodate a large, and expensive, aerobic septic system. We believe our approach will work well, as do the experts we have consulted with; including the health department of Hood, County.
Texas Tiny Homes, starting price, site-built, luxury homes in Granbury are only slightly over 600 air-conditioned square feet, and only have one bathroom, or one and half bathrooms, a kitchen and washer and drier, and were designed for one or two persons to live in comfortably, and economically. These small luxury homes do not require a typical, costly, septic system, nor do they need two lots, which make the homes much more affordable. We are not willing to publicly provide our plans for working around the typical two lots, and one large septic system requirement scenario, but will say that a composting toilet, and a grey water irrigation approach will be two of the options in achieving the $85K starting price. Composting toilets are very much a part of off-grid living around the world, and there are many models and brands to chose from that seem to be very popular with the tiny and small house movement.
The Sun Frost CS composter system incorporates a sleek interior toilet and two 55 gallon batch composters outside to finish the composting process. Food scraps increase biodiversity and actually makes the composting process more effective.
The Sun Frost CS composting system does not require a drain field or have large electrical requirements to evaporate liquids. The only electrical requirement is about 2 watts for a ventilation fan. The fan can be provided in DC for solar applications or AC for grid tied installations. Odor in the bathroom is controlled by two methods, covering the toilets contents with saw dust or peat moss and a fan powered ventilation system. Even without a ventilation system, covering the content of the toilet with sawdust has proven itself effective. For many years, a similar home built toilet system outlined in the “Humanure Handbook” effectively utilized this strategy. With the incorporated ventilation system the Sun Frost CS is even more odor free than a conventional toilet, since the odors produced while using it are expelled directly outside.
For a single user exclusively using the CS it will take about 1 week to fill the 5 gallon interior storage container. If only solid waste is added the toilet will take more than 2 months to fill the interior container.
With this batch composting system one exterior drum is filled while the composting process is completed in the second drum. The 55 gallon composter only requires the addition of a dry material, such as wood savings. Wood shavings are readily available in feed and pet stores. Effective composting requires aeration (mixing), proper moisture content and warmth. Mixing in the 55 gallon drum is easy with the stainless steel “cork screw” type mixer provided with the kit. The exterior drums are also insulated to keep the compost warm, which speeds the composting. During winter months under very cold conditions the contents of the drums may freeze. Human manure and food scraps can still be added to the drum, composting will continue during warmer weather. A scoop, provided with the kit, makes emptying the drums a simple matter. When emptied the contents of the drum smell and look like healthy topsoil.
If composting toilets are not something you would be interested in we have other options including standard type toilets that we can discuss, which will be a little more costly for you over the long run, but will not effect the starting price of our new homes. Click this contact link and send us an email stating your interest, and we will get back with you right away.