New Custom Home Design Plans for St Johns County

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PDF and CAD Files Included


Custom Home Design Plans

Estimating Design Drawings

Hi, I’m Tom McConnell, and I’ve helped thousands of clients over the past 30 years design the home of their dreams.

Please fill out form to start the design process.
After review I will request additional information required to estimate design drawings.

This form is for new homes and buildings not attached to an existing structure.

For additions that are attached to an existing home structure or remodeling an existing structure, please click here.

Sketch and ideas:

If your lot is less than an acre, I will request the following site information:

Additional Information:

  • I work electronically by email, text and by phone for new homes
  • Scanning or taking pictures your ideas and emailing them works great


  • After I review requested information, I will email you an estimate
  • If estimate is satisfactory I will request a retainer to continue job

Please click the NEXT arrow and fill out the form

Process For Estimating Jobs *


Terms and Rates

One story slab on grade, Two and three story slab on grade, Raised slab foundation, Elevated floor system

Design Plans include:


  • Process includes a preliminary (first) markup, two additional markups and the final set
  • Markups are for making minor changes and fine tuning your vision
  • 50% retainer to start
  • 25% due upon receipt of preliminary set (first markup)
  • Final set produced if any mark-up is not returned within 60 days
  • Final balance due upon receipt of final set
  • Square foot jobs are priced by all areas to be built
  • Final balance is calculated by the maximum square footage drawn
  • "Preliminary" removed and CAD files provided after final payment is received

S.F. Base Prices for Custom Homes (see image above):

  • $0.80 S.F. - One story slab on grade
  • $1.00 S.F. - Two and three story slab on grade

Additional S.F. Prices for Custom Homes (see image above):

  • $0.30 S.F. at grade - Raised slab foundation
  • $0.50 S.F. at grade - Elevated floor system
  • $0.20 S.F. - Electrical plans (required by some building dept.)

Multiple Staircases (one included):

  • $150 each additional staircase for two story home
  • $200 each additional staircase for three story home

Additional hourly Work:

  • Changes made after the final draft are charged by the hour
  • Major changes to markup. Examples may include a substantial reduction in S.F. or different exterior wall configuration that changes the roof
  • Preliminary hourly work for insufficient sketch
  • Please see Sample of a Floor Plan
  • Lofts may have additional cost
  • Highly detailed homes such as Victorian porches or curved walls
  • Jobs seaward of the coastal construction line or in certain flood zones require preliminary work including consulting with a structural engineer, zoning and building departments for limitations and restriction

Hourly Rate

  • Hourly rate $100

Minimum Job

  • Minimum job price $1000


  • McConnell Custom Design does the Design Drawings
  • A Structural Engineer does the Structural Drawings
  • A Truss Manufacturer does the Truss Drawings
  • They are all separate companies and are all required to get a permit
  • If this is confusing, please see the Design Build Process

Non St Johns County Jobs

  • The City of St. Augustine and a few other jurisdictions may require plumbing riser diagrams and electrical plans. Additional cost apply

Site Plans

  • Simple Site Plans are billed by the hour to determine if your house will fit on a small lot
  • Permit Site Plans are billed by the hour
  • Limits of fill and finished floor elevation by others
  • For all Site Plans you will need to provide me with the AutoCAD file of your property from surveyor
  • I do NOT do Site Plans for properties with Wetlands

Additional Terms

  • All Payments are Due Upon Receipt (no terms)
  • Payment is due within three business days of receiving invoice (five business days if out of state)
  • Retainer may be refunded minus $400 within three days of receipt of retainer. No other refunds.
  • The use of copyrighted material without permission is punishable by law. Client assumes all responsibility, liability and damages that may occur by providing sketches, plans, pictures, ideas, material or communications to Tom McConnell of McConnell Custom Design. It is the clients responsibility to obtain and secure permission for modifying, copying, transferring or altering in any way protected intellectual property provided to Tom McConnell of McConnell Custom Design.
  • Client agrees they are hiring Tom McConnell of McConnell Custom Design to provide graphic design drawings. Client assumes all responsibility, liability and damages that may occur from the use of graphic design drawings.
  • Rates are subject to change
  • The owner/client agrees to pay a service charge of 2.5% on past due amount per month (or the maximum allowable by law, whichever is greater). If it is necessary to place the account with an attorney for collection, McConnell Custom Design is entitled to recover all attorney fees, court cost and current hourly rate for all time collecting outstanding monies owed.
Terms and Rates *



Please read if you are Building Your Own Home

Who will be pulling permits for this project? *
Home Owner Build (link above) *



Property Questions

It is the clients responsibility obtain the answers for the following questions.
Explanations and help for this section can be found here:
(opens in new tab window)

Wetlands on Lot *
Utility or other easements on Lot *
Lot Slope *
Coastal Construction *
Seaward of the Coastal Construction Line (CCL)

Jobs seaward of the coastal construction line or in certain flood zones require preliminary work including consulting with a structural engineer, zoning and building departments for limitations and restrictions at my hourly rate.

Flood areas have additional cost *
ARB or HOA *
Architectural Review Board or Home Owners Association
Lot Elevation *
Home Water Supply *
Home Sewer System *
Do You Have a Survey *
Lot Size (accuracy is very important) *
The following information is required to estimate job *
Building Setbacks *
Setbacks are Measured to *
Maximum Lot Coverage by Buildings *
Impervious Surface Area *



Design Build Process *

Typical Construction For estimating purposes a typical home is larger than 1250 S.F. of conditioned space with Block or Stud walls.

Non-Typical Construction Could be a Barndominium, Container House, Tiny House or other Non-Typical Construction.

Is this job for *
Number of Stories *

Maximum building height of 35' can limit ceiling heights for three story homes

1st FL - Floor System *
2nd FL - Floor System *
3rd FL - Floor System *
1st FL - Walls *
2nd FL - Walls *
3rd FL - Walls *
1st FL - Ceiling Height *
2nd FL - Ceiling Height *
3rd FL - Ceiling Height *
Exterior Finishes *
First Floor Height Above Ground *
Garage *
Roof Material *
Roof Pitch *
Roof Overhang *



Your Information

Preferred contact method *
How did you hear about me? *

Billing Address

Job Site Property

Who owns the Job Site property? *
Is job site address same as billing *



When you are finished click the SUBMIT FORM button

Form pages include:

  • Estimating Design Drawings
  • Terms, Rates and Pricing
  • Who’s Pulling Permits
  • Property Questions
  • Design Questions
  • Your Information