You’re thinking about making a move. But, if you’re looking at buying a home, the first question on most people’s minds is, “What are house prices like there?”

The short answer is, “It depends.” Now for the longer answer.

According to the U.S. Census Bureau, the average home in Lincoln County cost $146,200 from 2012-2016. Currently, Zillow lists the average home cost at a hair more than $159,000. But building new comes with its own parameters, and how much you’ll spend varies depending on where you build, the size, floor plan and finishing touches you select.

At CMS Homes in Lincoln County, prices typically start in the $130s to the upper $200s, depending on which community you choose. From there, prices are determined by a number of factors. Here are some things that will factor into your new home’s price.

Location, Location, Location

CMS Homes has eight new home communities in Lincoln County, each with its own price range and style. Hidden Valley at Hammett Hills homes typically range in price from $142,900 to $180,500, while homes in Wingate Estates or Austin Oaks start closer to $170,000. CMS “build anywhere” homes, meaning homes we’ll build and place on your lot, can start anywhere from $136,000 to $258,000. Lot size and location can also have a big impact on your bottom line, as well.

Custom vs. Existing Design

A design build firm like CMS Homes will allow new home builders to do a one-of-a-kind custom design, or to modify an existing design, but design fees may apply. Using an existing plan means no extra design charges, which is one less thing for you to account for in your budget.

Keep in mind that shape impacts cost, as well. More corners equals more expensive construction, and other special design features like pools, large decks or specialty roofs will also add to the cost of your home, as well.

Size and Floor Plan

The size and layout of your new home will impact how much it costs to build. A home with more square footage will almost always cost more than a smaller home, but the number of stories or levels a home has impacts the cost, as well. Two story homes, for example, require more construction and design than a one-story home, which drives up the cost.

At CMS, we offer one-story, two-story and village/condo home plans. The Harrison, a one-story, 1,857-square-foot home with three bedrooms would start at $209,250, while a one-story three-bedroom home with 1,173 square feet would start around $137,000. The Charlotte, a two-story, 1,356-square-foot home with three bedrooms and two-and-a-half bathrooms would start around $150,000.

Extras and Upgrades

Even if you choose an existing plan or layout, you may still choose to make tweaks here and there. Those kinds of changes can add up quickly. Kitchens, in particular, tend to be one of the most expensive rooms in a house. According to the National Association of Home Builders, cabinets and countertops account for 5.6 percent of a home’s overall cost. Appliances, like refrigerators, account for about 2 percent. High-end items, like granite countertops, can quickly drive up your construction costs.

Last-Minute Changes

Even when using an existing plan, there are still plenty of decisions to make when building a new home, and most people have plenty of time to change their minds. But keep in mind that making too many changes, particularly 11th-hour ones, can quickly start to drive up construction costs. It’s better to spend as much time at the beginning of the process deciding what exactly you want than to make expensive changes later.