How Much Does a Barndominium Cost in Tennessee?

June 2025  ·  7 min read  ·  Advanced Construction Solutions, Minor Hill, TN

Barndominiums are one of the fastest-growing construction categories in rural Middle Tennessee. On large lots in Lawrence County and Giles County, they offer a compelling combination of workshop or garage space and living quarters at a lower per-square-foot cost than traditional custom home construction. Here's an honest breakdown of what they actually cost.

Barndominium cost ranges for Tennessee

• Shell only (no interior finish): $45–$75 per square foot of total building area
• Basic interior finish (functional but not high-end): $100–$130 per square foot
• Mid-range finish (quality cabinets, flooring, fixtures): $130–$165 per square foot
• High-end finish (custom everything): $165–$220+ per square foot

For a 2,400 sq ft barndominium with a mid-range finish in Middle Tennessee, expect a total budget in the range of $310,000–$400,000. Land, well, and septic are not included in building cost estimates.

Shell vs. turnkey — what each includes

Shell packages cover the steel frame or post frame structure, metal roofing, metal siding, exterior doors, and windows. The shell gets you a weathertight building ready for interior work. Many owner-builders start with a shell and complete the interior themselves over time to spread costs.

Turnkey construction means we handle everything from the slab to the final punch-list walk-through — concrete, framing, insulation, electrical, plumbing, HVAC, drywall, flooring, cabinets, countertops, fixtures, and finish carpentry. This is the most cost-predictable path since you have a single contract and a single point of accountability.

Permit requirements for barndominiums in Tennessee

A barndominium with living quarters is treated as a residential building permit, not an agricultural structure. This means it must meet residential building code requirements — insulation, egress windows, smoke detectors, and so on. Lawrence County and Giles County both require building permits for any structure used as living space.

Septic system permits are handled through the county health department and are separate from the building permit. If you're on well water, the well permit is also separate. These are important to factor into your timeline — septic system design can take several weeks for health department review.

Financing a barndominium

Barndominium financing has historically been more challenging than traditional home financing because many conventional lenders weren't comfortable with the hybrid structure type. That's changing — more lenders now offer construction-to-permanent loans specifically for barndominiums, particularly through agricultural credit organizations like Farm Credit Mid-America. USDA Rural Development loans are also an option for eligible properties in rural Lawrence County and Giles County.

Why barndominiums make sense in Lawrence and Giles County

Rural properties in this part of Tennessee often have large lots with enough space for the building footprint and the required septic setbacks. The combination of workshop, storage, and living space in a single structure is practical for people who use their property for agriculture, equipment, or hobbies. And the metal exterior requires far less maintenance than wood siding or brick veneer on a traditional home.

Call us at (931) 369-2134 or contact us online to discuss your barndominium project. We serve Lawrenceburg, Pulaski, Minor Hill, and communities throughout southern Middle Tennessee.