kentucky barndominium builders

Barndominium Builders in Kentucky

Building a Kentucky barndominium is a leading choice for would-be homeowners because they’re cost-effective, fast to build and aesthetically pleasing. Barndos are replacing the momentum of tiny homes because they offer the clearspan space that consumers appreciate.

Understanding Kentucky regulations, requirements and prices before searching for a builder will help you turn your dream home or space into a reality.

Kentucky Barndo Regulations

kentucky barndominium kits

Kentucky’s building codes (found here). Statewide requirements on barndos are very similar to tiny homes – they don’t exist. Local codes vary, and you’ll need to follow your permitting and zoning requirements.

You’ll need to, at the very least, follow the city’s residential building codes and follow:

  • Permitting requirements
  • Zoning regulations
  • Foundation requirements

Louisville is a prime example of a metro area that has strict pre-fabrication codes and requirements. If the structure is built entirely off-site and then placed on the foundation, it is then considered “pre-manufactured,” which requires additional state approval.

The city also has additional review requirements for structures built off-site.

Choosing a builder, such as Bluegrass (more on them below), that is partnered with the National Association of Home Builders will provide you with peace of mind that your build:

  • Meets city and state standards
  • Passes all inspections and permits
  • Is legally sound

Experience, licensing, insurance and a portfolio of projects to look through are a few of the most important factors to consider when trying to meet local and state regulations.

How Much Does a Barndo Cost in Kentucky?

Building a conventional home in Kentucky is expensive.

In fact, the average cost ranges from $290,000-$500,000+.

Barndominiums offer a more affordable alternative to traditional stick-built homes.

Data shows that the cost of building a barndominium in Kentucky is around $46,000. On the high end, costs are around $94,000, and on the low end, they’re around $11,300.

Keep in mind that these costs are just for the building itself. There are other factors that will impact the cost of your barndominium project, including the site work and utilities. Depending on the lot and your location, these costs may be minor or significant.

Factors that Affect the Cost of a Barndo

Building a new home is a complex process with a lot of moving parts. Each aspect of the build will come at a cost. The structure itself is just one piece of the puzzle.

Here are some other factors that will affect the cost of your barndo.

Permits and Surveys

You will likely need a permit to build your barndo, and you may even need a survey to ensure that you’re building on your plot.

The cost of a survey can range from a few hundred dollars to thousands, depending on your location and the size of your plot.

The cost of permits will also depend on your local building department. Be sure to get in touch with them to learn more about how to obtain permits and what you’ll need to build your home.


Naturally, the size of your barndo will have a significant impact on its cost. The bigger the home, the higher the cost. Two-story barndos often come at a lower cost because they have a smaller footprint, which means they require a smaller foundation compared to a single-story home of the same size. If you want a larger home, keep this in mind and consider adding a second story.

Custom Options and Upgrades

Are you looking for a custom floor plan? Do you have upgrades or special finishes that you want in your home? These will add to the cost of your new home.

If you want to install top-of-the-line appliances, high-end countertops and other luxuries, you can expect costs to be significantly higher.

If budget is a concern, finding a balance between luxuries and standard finishes can help keep costs in check.

Site Work

There’s a good chance that your property will need at least some site work to prepare for your barndo, even if it’s just excavation for the foundation.

Clearing trees, grading and other site work will add to your overall cost. The cost to remove trees in a lightly wooded area starts at around $1,000 per acre and can jump to $4,500+ for a heavily wooded lot.

Site work may not be a major cost for you if your lot is already clear and relatively flat. However, if you have a heavily treed property or need to clear a path for a driveway, these costs can easily add up.

Utility Connections

Utility connections can also add to your barndo’s costs, especially if you are located far away from city water and sewer connections or electricity lines.

To get your home ready for move-in, you’ll need to consider the cost of:

  • Running electric lines
  • Connecting to the city’s main sewer and water lines (if available)
  • Installing a well and septic if no city connections are available
  • Internet connections (if available)

Depending on your location, utility connection costs can range from hundreds to tens of thousands of dollars. You may also have to deal with easements and surveys if connections need to run across another party’s land. Your builder or the utility company can directly help you determine utility costs in your area.

Financing Options

Lenders are catching up with the times, offering more financing options for barndominiums in the state. Builders are partnered with lenders who understand the barndo construction process and have underwriting experience in the field.

Some lender options include:

  • 100% personal loans
  • Low, fixed rates
  • Low downpayment options
  • Loans of up to $500,000

If you have a good credit score, consistent income and a low debt-to-income ratio, you can have your project funded within 48 hours by some lenders.

The best financing lead often comes from your builder, but you may find others in your area that offer even better rates.

Our Favorite Kentucky Bardominium Builders

There are several barndominium builders in Kentucky that can help you build a custom barndo or one of their floor plans.

Some of the most reputable builders in the state include:

Bluegrass Barndominiums

100 Keystone Dr. Suite C

Richmond, KY 40475

Bluegrass Barndonimiums specializes in building custom barndos. They also handle excavation work and can install roofs, including metal roofing. The company serves Richmond, KY and the surrounding areas, including (but not limited to) Russell Springs, Versailles, Nicholasville, Lancaster, Harrodsburg, Salvisa, Frankfort and more.

Bluegrass Barndominiums also has a number of barndo plans available, ranging from 1,900 square feet to 3,000 square feet or more.

CKR Pole Buildings

2376 Irvine Road

Richmond, KY 40475

For more than two decades, CKR Pole Buildings has focused on providing the best pole frame construction services in the region. The company has had hundreds of satisfied customers and maintains a high rating on Google.

CKR has developed a reputation for being one of the best Amish pole barn builders in Kentucky.

All of CKR’s barndominiums and pole homes are built with metal frames. Prospective buyers can get a free quote on their pole barn or barndo projects directly from the company’s website.

JPB Builders

2220 E Mount Zion Rd

Crestwood, KY 40014-8787

JPB Builders has been serving Oldham County, Kentucky and its surrounding area for more than a decade. Along with barndominiums themselves, the company also offers:

  •  Property management
  • Remodeling
  • Landscaping
  • Finish grading
  • Bobcat services

The company builds barndos from the ground up and can help bring your dream home to life.