If you’re planning a barndominium project in Kansas, one of the first big decisions you’ll face is whether to build a shell or go turnkey. Both options have their place — and knowing which is right for your land, budget, and goals is key. Let’s break down the differences for buyers in Central and Northeast Kansas.
What Is a Barndominium Shell?
A “shell” refers to the structural exterior of your barndominium. It includes:
- Framing
- Roof and siding
- Doors and windows (basic)
- Concrete foundation (in most cases)
A shell doesn’t include interior finishes like drywall, plumbing, insulation, HVAC, or flooring. This option is ideal for DIY-savvy landowners or those planning to finish the interior gradually as time and money allow.
Pros of Shell Builds:
- Lower upfront cost
- Flexibility to finish at your own pace
- Opportunity to customize every detail
Things to Consider:
- You’ll be responsible for managing trades (plumbing, electrical, etc.)
- County inspections still apply
- Delays can stack up if subs aren’t coordinated
In rural areas like Council Grove or Wabaunsee County, a shell build can be a good fit if you have the time and connections to finish it out yourself — especially for homesteaders or owner-builders.
What Is a Turnkey Barndominium?
A turnkey build is just what it sounds like — move-in ready. It includes everything in the shell plus:
- Framed interior walls
- HVAC, plumbing, and electrical
- Insulation and drywall
- Flooring, fixtures, and finishes
Turnkey is best for those who want a streamlined, professional process — and who prefer to be fully hands-off during construction. It’s also typically required by lenders who won’t finance unfinished homes.
Benefits of Going Turnkey:
- Predictable schedule and final cost
- No need to hire or manage subcontractors
- Faster path to full occupancy
Which Option Is Right for Your Kansas Property?
Ask yourself:
- Do I have the time and skills to manage interior construction?
- Will I be financing the build? (Many banks prefer turnkey)
- Do I want to move in quickly or work in phases?
If you own land near Alta Vista, Emporia, or Junction City and want to control your costs over time, a shell might work. But if you’re aiming for speed, financing, or resale value, turnkey is the safer path — and often the better investment long term.
Serving within 50 miles of Alta Vista, K-Construction offers both shell and turnkey barndominium builds tailored to Kansas buyers. Contact us today to start your custom design!
