Real Estate Agent
© Rebecca Sabot. All Rights Reserved.

If you’ve been browsing land listings or new construction options around Bismarck and Mandan, chances are you’ve heard the term barndominium. They’re trendy, practical, and very North Dakota–appropriate. But before you jump in boots-first, there’s a lot to understand. This guide breaks down exactly what a barndominium is, why buyers love them, and what you need to know before you build one locally.

WHAT IS A BARNDOMINIUM?

A barndominium (often shortened to “barndo”) is a residential home built using a metal or post-frame structure—originally inspired by agricultural barns. Today’s barndominiums are nothing like haylofts. Think modern interiors, open floor plans, high ceilings, and massive shop or garage spaces under one roof.

In North Dakota, barndominiums are especially popular on rural acreage, hobby farms, and edge-of-town lots where zoning allows flexibility. They’re part house, part shop, and part “why didn’t we do this sooner?”

WHY BARNDOMINIUMS ARE POPULAR IN NORTH DAKOTA

Let’s be honest—our climate doesn’t mess around. Barndominiums make sense here.

• Durable metal construction stands up to wind, snow, and temperature swings
• Large shops are ideal for equipment, toys, trailers, or home businesses
• Open layouts work well for custom designs and future flexibility
• Lower maintenance exteriors (no scraping paint every summer)

For buyers who want space, functionality, and fewer frills on the outside (with all the comforts inside), barndos check a lot of boxes.

COST TO BUILD A BARNDOMINIUM LOCALLY

This is where expectations matter. Barndominiums are often less expensive than traditional stick-built homes—but not always “cheap.”

In the Bismarck–Mandan area, costs depend on:

• Size of the structure and living space
• Level of interior finish (basic vs. high-end)
• Concrete work (big slabs aren’t free)
• Utilities, well/septic, and site prep
• Builder experience with barndominiums

A basic barndominium may start lower per square foot than a traditional home, but custom interiors, heated shops, and premium finishes can close that gap quickly. Translation: they’re cost-efficient, not magic.

FINANCING A BARNDOMINIUM (THE PART PEOPLE DON’T EXPECT)

This is the biggest surprise for most buyers. Financing a barndominium is not the same as buying an existing home.

Common realities:

• Construction loans are usually required
• Some lenders are cautious with non-traditional homes
• Appraisals can be tricky if comps are limited
• Owner-builders face additional restrictions

Local lenders who understand rural construction and barndominiums are key. This is one area where working with a local expert (hi, that’s me) saves you real headaches.

LAND, ZONING, AND BUILDING CODES

Before you fall in love with a floor plan, confirm the land actually allows a barndominium.

Things to check before you buy land:

• Zoning and permitted use
• Minimum square footage requirements
• Exterior material restrictions
• Shop-to-living-space ratios
• HOA or covenants (if applicable)

Rural does not always mean “anything goes.” I’ve seen deals fall apart because this step was skipped. Learn from other people’s mistakes.

DESIGN CONSIDERATIONS THAT MATTER

Barndominiums shine when they’re designed intentionally.

Smart design choices include:

• Proper insulation for ND winters (spray foam is common)
• Radiant floor heat vs. forced air
• Ceiling height planning for snow load and heat efficiency
• Shop placement to reduce noise and fumes
• Natural light—metal buildings don’t add windows by default

This is where good planning separates a dream build from a very expensive regret.

RESALE VALUE: THE HONEST TRUTH

Barndominiums can resell well—but they are a niche product.

They tend to perform best when:

• Built with quality finishes
• Located on desirable acreage
• Designed with broad appeal, not extreme customization
• Properly permitted and appraised

Over-customizing for one specific use can limit future buyers. If resale matters at all, design with the next owner in mind.

IS A BARNDOMINIUM RIGHT FOR YOU?

A barndominium is ideal if you value space, functionality, and flexibility more than curb-appeal traditions. It’s not ideal if you want cookie-cutter neighborhoods or HOA-managed living.

As a full time realtor, I help buyers evaluate whether a barndominium fits their lifestyle and their long-term plans—before they spend money in the wrong order.

FINAL THOUGHTS

Barndominiums are practical, modern, and well-suited to North Dakota living—but they require smart planning, the right land, and the right financing. If you’re considering building one around Bismarck or Mandan, getting local guidance early makes the entire process smoother (and cheaper).