The Flat Forty™ Guide
A better way to build a custom home.
Most builders charge a percentage of construction cost. Bespoke Builders uses a fixed builder fee of $40 per square foot so our compensation does not automatically increase just because you choose to spend more on your home.
The problem nobody talks about
Traditional percentage-based builder fees can create confusion because as construction costs increase, the builder’s fee typically increases too. This does not mean builders are dishonest. It simply means the incentive structure matters — and homeowners deserve to understand it before they build.
How traditional builder pricing works
In a traditional percentage-based model, the builder fee is a share of construction cost. As the cost goes up, so does the fee.
Construction cost
$650,000
× 20% (example rate)
Builder fee
$130,000
Construction cost
$700,000
× 20% (example rate)
Builder fee
$140,000
The 20% rate is used here only to illustrate how percentage-based fees scale with cost.
How the Flat Forty™ works
Square Footage × $40 = Builder Fee
2,500 sq ft × $40 = $100,000 builder fee
Minimum builder fee: $50,000. Builder fee only.
Materials, subcontractor labor, permits, engineering, site work, and utilities are separate construction costs. The Flat Forty™ is our builder fee for managing the project — the work of building your custom home from first plan to final walkthrough.
Side-by-side example
The same home, two fee models — and what happens when you spend more.
| Scenario | Traditional 20% builder fee | Flat Forty™ builder fee |
|---|---|---|
| Scenario A2,500 sq ft · $650,000 construction cost | $130,000 | $100,000 |
| Scenario BAfter $50,000 in upgrades · $700,000 construction cost | $140,000 | $100,000unchanged |
When you spend more on your home, our builder fee does not automatically increase.
Figures are illustrative and show the builder fee only. Actual construction costs are separate and vary by project.
What the $40/sqft builder fee covers
The builder fee pays for our professional work managing your project.
- Project management
- Scheduling
- Subcontractor coordination
- Material procurement
- Budget oversight
- Quality control
- Permit coordination
- Inspection coordination
- Client communication
- Warranty coordination
- Project closeout
What it does not cover
The $40/sqft builder fee is builder fee only. It does not include the actual construction costs of building the home, such as:
- Materials
- Subcontractor labor
- Permits
- Engineering
- Surveying
- Site work
- Utility connections
- Appliances
- Client selections and finishes
Total project cost depends on land, plans, site conditions, materials, labor, trade costs, selections, allowances, and final scope.
Common questions
Is the Flat Forty™ the total cost to build?+
No. The Flat Forty™ is our builder fee. Construction costs — materials, labor, permits, site work, and more — are separate.
Do I have to buy materials myself?+
No. Bespoke Builders still manages procurement and the construction process for you.
Do I have to hire subcontractors myself?+
No. We still operate as your general contractor.
Is this always cheaper than cost-plus?+
Not necessarily. The Flat Forty™ is about predictable builder compensation and aligned incentives, not claiming to be the cheapest option in every situation.
What happens if I upgrade my finishes?+
Your construction costs may increase, but our builder fee does not automatically increase simply because you chose more expensive finishes.
Why not just charge a percentage?+
We believe homeowners should know exactly what they are paying their builder from day one. The Flat Forty™ separates our compensation from your spending decisions.
Our process
- 01
Discovery
We learn about your goals, budget, timeline, and land, and talk through whether the Flat Forty™ is a good fit.
- 02
Design
We help coordinate plans and selections so your design lines up with your budget before construction starts.
- 03
Pre-Construction
We finalize scope, permits, engineering, and a clear written budget so there are no surprises.
- 04
Build
We coordinate and supervise the trades and manage the build to one standard of quality.
- 05
Closeout
Final walkthrough, punch list, and a clean handover of your finished home.
- 06
Warranty
We stand behind the work and coordinate warranty items after you move in.
Wondering if the Flat Forty™ is right for your custom home?
Every home starts with a conversation. Tell us where you are in the process, and we’ll help you understand whether the Flat Forty™ is a good fit.
Bespoke Builders | Built for those who expect more.