A small house of 600 to 1,000 sq ft costs about $100,000 to $166,000 to build at the US median rate in 2026, or $86,000 to $215,000 depending on the state. Small homes cost more per square foot than larger ones, because kitchens, bathrooms and systems cost nearly the same at any size.
How much does a small house cost by size?
| Size | Typical layout | Low-cost state ($143.50) | US median ($166) | High-cost state ($215.50) |
|---|---|---|---|---|
| 600 sq ft | Studio or 1 bed, 1 bath | $86,100 | $99,600 | $129,300 |
| 800 sq ft | 1–2 bed, 1 bath | $114,800 | $132,800 | $172,400 |
| 1,000 sq ft | 2 bed, 1–2 bath | $143,500 | $166,000 | $215,500 |
| 1,200 sq ft | 2–3 bed, 2 bath | $172,200 | $199,200 | $258,600 |
For a 1,200 sq ft home see the 1,200 sq ft guide. Under about 400 sq ft is usually a tiny house.
How much does it cost to build a 2 bedroom house?
A 2 bedroom house is usually 800 to 1,100 sq ft and costs about $133,000 to $183,000 at the median rate, before land and permits.
Why do small houses cost more per square foot?
A small house still needs a full kitchen, at least one bathroom, a water heater, an electrical panel, HVAC and the same permits and inspections as a large one. In NAHB’s 2024 survey, cabinets and countertops alone averaged $19,056 and permit fees $7,640. On a 700 sq ft home those fixed costs add far more per square foot than on a 2,500 sq ft home. Expect the upper half of your state’s range.
What are the cheapest ways to build a small house?
- Modular or prefab: factory-built sections reduce labor. See modular home costs.
- Barndominium shell: a steel building with a finished interior. See barndominium costs.
- ADU on land you own: no land purchase. See ADU costs.
- Simple shape: one rectangle, a gable roof and no basement.
Can you get a mortgage for a small house?
Yes. A permanent, code-compliant small house on a foundation qualifies for a normal construction loan and mortgage, unlike most tiny houses on wheels.
Frequently asked questions
How much does a 1,000 sq ft house cost to build?
About $166,000 at the US median rate, or $143,500 to $215,500 by state, before land and permits.
How much does an 800 sq ft house cost to build?
About $133,000 at the median rate, or $115,000 to $172,000 by state.
Sources
- NAHB: Cost of Constructing a Home in 2024 (stage-by-stage cost shares, survey published January 2025)
- Pennsylvania Association of Realtors: summary of NAHB 2024 cost figures (dollar amounts per stage)
- Autodesk: How much does it cost to build a house in 2026? (state totals for a 2,000 sq ft home, based on Today’s Homeowner data)
- NAHB: New single-family home size trends, Q3 2025 (U.S. Census Bureau data)
- NAHB: Single-family homes are built faster in 2024 (U.S. Census Bureau Survey of Construction)
- Redfin: How much does it cost to build a house in 2026?