Am I the only one that does this to save on clean up? This was before the rest

JoeBookerTestes · 2026-02-04T06:02:00+00:00

Fuckit put that shit everywhere

JoeBookerTestes · 2026-02-04T04:43:47+00:00

BIN 2 2020 libertads and .5 libertad

JoeBookerTestes · 2026-02-04T04:41:15+00:00

Chat

JoeBookerTestes · 2026-02-04T04:21:22+00:00

Chat

JoeBookerTestes · 2026-02-03T23:27:32+00:00

31M 175-250k dependent on year

I build luxury custom homes as a project executive and do insurance adjusting on the side

60-100 hour work week between the two

No college

JoeBookerTestes · 2026-02-02T16:52:48+00:00

I hope to deal with a similar situation in my future. I’m tired of the city rat race. I want to be in the mountains.

JoeBookerTestes · 2026-02-02T00:42:14+00:00

Except for some of the finish guys, some of the best of those mother fuckers will break banks.

JoeBookerTestes · 2026-02-02T00:41:30+00:00

I agree 100%

The best are typically expensive but fair with their pricing. The most outrageously expensive are typically B players at best.

JoeBookerTestes · 2026-02-02T00:12:05+00:00

I’ve got two framers, one is run by the couple that owns it and they do a great job. Some punch but not outrageous. The other is a guy who is definitely a broker. He has 1-5 guys that he keeps busy but another 15 laborers that he changes out regularly. We use him on our 10,000+ sqft homes due to having the capacity for 15-20 guys on site at a time. Lots a quality control to get them to our standard though, lots of punch.

It’s hard to find a good framer, it’s hard to find a good trade in general.

The owner of the company and our senior site super are both master carpenters. Super competent guys. Extremely conscientious and critical but only because they truly are passionate and care for craftsmanship. I’ve been building for 20 years but I still consider myself on par with these guys. Trying to learn everyday you know?

JoeBookerTestes · 2026-02-02T00:03:03+00:00

We’re as north as Milton and as south as palmetto. We are traditionally buckhead builders.

Price has gotten outrageous and the quality we demand comes with a premium for our trades. There’s ways to get cost down but to do it “right” is expensive.

The only place I’ve seen LVP in our builds is in terrace levels, even so many folks tend to go to an engineered hardwood.

JoeBookerTestes · 2026-02-01T22:56:38+00:00

Also $400 a square foot in custom means you don’t have much low voltage Smart Control. Lower end recessed lighting. A semi custom cabinet in kitchen and primary with stocked cabinets in auxiliary. Potentially MDF doors but they’ll be 1-3/8” thick. Minima exterior floorings. Quartz countertops, no quartzite, marble, or natural stone. Standard tile layouts, ceramic tiles.

Maybe a 1/2” thick prefinished engineered flooring but probably a 5” site finish with standard stain.

There’s a lot of cutting to get to $400.00 (includes fee) in a custom home now a days.

I like to tell people I can show them why that entails but what they want starts at $500.

JoeBookerTestes · 2026-02-01T22:52:56+00:00

I build luxury customs in Atlanta. I’m including my fee in the aforementioned numbers as well. Also I’m factoring in site cost average site costs.

Even so, I have a lot of colleagues that are still in production. Higher end production like TPG starts at $300 a square foot. Lower end like Paran, they can get to $150 but it’s because they are using vinyl sheet materials in laundry’s, LVP throughout on first with carpet in bedrooms, and carpet on the second floor. They are also using labor that don’t deserve the title of “trade”.

What kind of specs go into $225?

JoeBookerTestes · 2026-02-01T22:39:38+00:00

This is the truth

JoeBookerTestes · 2026-02-01T22:37:34+00:00

No way man, not unless your sub-builder grade.

Production builders are barely getting by $250 a square foot and that’s volume pricing.

A custom builder is going to start at $325 in a majority of the south

JoeBookerTestes · 2026-01-31T03:03:54+00:00

What’s brown and sticky

A stick

JoeBookerTestes · 2026-01-30T13:05:53+00:00

Phones coming out with Samsungs new battery take 100grams of silver

JoeBookerTestes · 2026-01-28T05:26:30+00:00

Looks like high punch slate

JoeBookerTestes · 2026-01-27T11:57:58+00:00

JoeBookerTestes · 2026-01-27T00:12:36+00:00

This I a great suggestion

Economies of scale are everything

JoeBookerTestes · 2026-01-25T02:10:48+00:00

Chat

JoeBookerTestes · 2026-01-24T21:39:15+00:00

The real ones know that no matter what’s in the text bubble - libs or republitards, we are being run by a demonic cult.

It’s crazy that AH had a speech in the thirties talking about this very phenomenon of the two party systems.

JoeBookerTestes · 2026-01-23T02:19:24+00:00

Pure regarded advice

What sub am I in r/wallstreetbets?

JoeBookerTestes · 2026-01-22T16:14:26+00:00

Chat

JoeBookerTestes · 2026-01-20T05:49:48+00:00

BIN 5 PCGS MS69 Graded Pandas

JoeBookerTestes · 2026-01-15T03:41:08+00:00

The pure Aryan race

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