I recently re-located to Little Rock and plan to build on a local airpark. The neighbors are fantastic, the field is well seasoned (about 20 years), the drainage is adequate and the lots have been "perk" tested for septic. I have found a local builder who is highly recommended and the mortgage has been pre-approved. Unfortunately due to recent economics, the bank will only go 80% on the construction loan and I that is slowing down the process until I liquidate some other assets or get creative . Financial gamesmanship aside, what airpark building lessons can the club members share with someone who is still working from a blank sheet of paper? We are trying to build a 2500-3000sf home with attached hanger that we can love without breaking the bank or going overboard! I welcome your inputs and will share my progress as we solidify our dreams into reality.
A buddy of mine owns Holley Mt. Air Park near Clinton Ar. http://www.holleymountainairpark.com/
I have noticed some of the owners have built their hangers first and lived in them a short time while building the house. I would assume that was done for financial reasons. A couple just stay with their plane in the hanger living qts. on weekends and holidays. they never build a house.
Check out the Home owners association and all their rules.
I know it might be hard for me to live with some of these rules these people dream up. Good luck.. glad you have joined us in Ar...
Thanks Sixracer. We are glad to be here. I am building on Cypress Creek Airpark (http://www.cypresscreekairpark.com/) near Cabot. I would love to live on Greer's Ferry lake or the strip on the Little Red river, it's just too far to commute for work. We looked at the hangar apartment concept to start with, but my wife doesn't care for the metal hangars. There is a house on nearby Red Oak Airpark that has 3 car garage on the front and a 45 foot hangar door on the back. That is the concept we are working with. I am conceiving a hangar with a 60 ft span and 50 ft door if the cost doesn't skyrocket because of the 60 ft beams. We are trying to construct a cedar post and beam interior in the main living area with a combination of stone and brick or Hardyboard exterior. I will post the tentative floorplan after my next revision. Thanks for your input.
When we built our house/hangar I kept the hangar seperate from the house. I had heard that insurance might be less expensive with the seperate buildings. But I did it for the work I do in the hangar is sometimes hazardous with fumes etc. Also when my owner wants to holler at me she just cant open a door and find me.
Congrats on the relocation and the possibility of building on an airpark! As I am sure you have done, I have visited with many airpark residents over the years and each airpark is unique in some way from another. The only question I have is if you location has been established for 20 years, how many homes are located there now? Based on the number of lots shown on the website and its being there for that long I would be curious why there aren't more folks living there. I base this question upon the aerial photo of the airpark which didn't appear to have that many homes there. Maybe the photo didn't accurately show how many folks live there Beyond that, from those whom I have visited over the years, the thing to do is find out what the residents REALLY think of the airpark and read the restrictions & convenents very carefully to be sure you fully understand them, how they will impact you now and in the future and whether or not you think you can live with them. Of course the financial condition and how upkeep, etc. are handled are all important. Good luck and let us know how your plans work out.
Take it from a 10 year airpark residence veteran...the most important item is the strength of the homeowners association, covenants and enforcement. If there are no covenants..back away, if there are covenants and they are not enforced..back away, If the covenants do not exactly meet with your requirements..back away. Check on fees associated with roads, taxiways and runway, Talk with every resident and get their story....don't let the dream of living with your plane mask the reality of problems that seem to be a part of a large percentage of airport communities. On the bright side, even with the trials and tribulations we have here at S17, we love it and for the most part have great neighbors. I figure not much will change around here for another 10 years and by that time I may not be flying anymore anyway, (I'm 74)
On building, we have a house and a 50 x 60 hangar. The covenents in our section require that (as does the wife). If you plan on doing work in the hangar, it's best not to live with those strange smells. Also build the hangar about 30% larger than you think you will need. Trust me .
I have a long-time friend who has just discovered his homeowners associations covenants are null and void because the archetectural committee long ago allowed a variance for one of their buddies... now ALL bets are off...and my friend's home value has sunk well below what he thought his investment was worth.
He now sees newcomers arriving with all sorts of "junk" and trash "homesteads" in what he'd always expected to be an upscale airpark.
'53 B-model N146YS SN:25713
50th Anniversary of Flight Model. Winner-Best Original 170B, 100th Anniversary of Flight Convention. An originality nut (mostly) for the right reasons.
Good points from all. The separate house and hangar is a valid point. Perhaps a separate ventilation and/or fire suppression system would mediate the potential fumes and insurance risk. As for your "owner", I can't help you there.
The aerial pictures are accurate, there are currently only two homes on the field, the owner and one other couple. While the field has been around for nearly 20 years, the owner subdivided the acreage into lots about five years ago as the housing market plummeted. I think the tight credit market and reluctance of banks to finance construction without significant cash from the consumer has stalled the development. Even with our excellent credit, I can finance 100% with a VA loan but only 80% for construction. There are just too many failed construction projects for the bank to accept very much risk. I don't like it but I can see their side. Also, while I think the rural location is ideal for us (in the county, 5 min from one of the best elementary schools in the area, 15 min from groceries, 25 min from work) it may be too rural for some.
Covenants. The covenants are minimal and straightforward. Presently the turf runway groundskeeping is performed by the residents. The vacant lots are cut by a local farmer for hay. The HOA owns the runway. I need to re-read the covenants to refresh my memory.
Attached or detached, I am planning for a 50x60 hangar space with additional garage under the same roof (60x80 slab). Every opinion has been to build a bigger hangar and smaller house than I need right now. I'll take that advice to heart.
Do you own the lot outright? If so, can you borrow against that for your 20% requirement?
'53 B-model N146YS SN:25713
50th Anniversary of Flight Model. Winner-Best Original 170B, 100th Anniversary of Flight Convention. An originality nut (mostly) for the right reasons.
I do not own the lot. I own two houses in Alabama both with a mortgage. One is a rental and one is for sale. The proceeds from the sale should cover about half of my 20% construction cost. I can also borrow against my 401K to cover the difference if need be, I am hoping not.
mike roe wrote:When we built our house/hangar I kept the hangar seperate from the house. I had heard that insurance might be less expensive with the seperate buildings. But I did it for the work I do in the hangar is sometimes hazardous with fumes etc. Also when my owner wants to holler at me she just cant open a door and find me.
+1 on the keeping separation between house and hangar. I've discussed this before with my IA who does live on a residential skypark and the risk of either a hangar or house fire burning up everything is a real concern.
My homeowners policy covers outbuildings (like a hangar) for up to 25% of the value of the home (in event of fire, etc.) and it will cover the contents same as my home. No addt'l premium. (State Farm)
Since I presume my hangar slab will likely be unaffected by a fire, and I built my hangar myself for the cost of mat'ls... I believe I'm adequately covered. Here's a pic prior to bldg-site cleanup:
My airplane hull insurance will cover the aircraft.
'53 B-model N146YS SN:25713
50th Anniversary of Flight Model. Winner-Best Original 170B, 100th Anniversary of Flight Convention. An originality nut (mostly) for the right reasons.
When we built our hangar home I was thinking of downsizing the 60 by 60 hangar portion due to cost. The person at R and M told me he had never yet had someone come back and say"Gee I wish I had built a smaller hangar. I have to agree. OUrs is not detached and I work in their and have not had noxious smells ever. I do however have a paint fan for venting if needed on the side away from the living area.
If you have the time and talent you can do a lot of the building yourself. That is what we did. After the steel was up we did everything else except sheetrock.
Marathonrunner, I believe the ventilation problem can be easily solved but how about the insurance. Was there any appreciable difference in the insurance cost by having the hangar attached vs detached? Do you mind attaching a picture of your home? Yes, I am capable of doing quite a bit of the work myself, time is my limiting factor. If I had twenty more of me I would just do it all myself ( I put myself through college as a general contractor...and waiter...and bartender...and military tin bender).
Thanks for the photo George, nice dog! We do love those "black dogs"! I partly wish I could get away with the steel construction because I could do most of it myself for a lot cheaper than the proposed hangar under the roof. I once built a 12x16 metal utility building with wood frame for under $500. It is incredible how strong the structure becomes once the ribbed steel is stitched in place. However, "mama" doesn't like them and she is going out on a limb with this idea already. Better not press to test.
Perhaps a cinder block firewall extending to the roof line will negate the fire hazard?
I had orginally "Your're in good hands with Allstate Insurance" for the building. I lived in Kodiak and had all insurance with State Farm. They initially would not insure us for a hangar home. Recently they will. I have 5'8" sheetrock dividing the hangar and living area on both sides and have very low rates. They will not insure contents in the hangar so that has to be a seperate policy. I would have to look at what the rate is but with multiple vehicles and the home and hangar it is very reasonable. Unfortunately I am not in the US so cannot access that information but will and send it to you.
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. Financial gamesmanship aside, what airpark building lessons can the club members share with someone who is still working from a blank sheet of paper? We are trying to build a 2500-3000sf home with attached hanger that we can love without breaking the bank or going overboard! I welcome your inputs and will share my progress as we solidify our dreams into reality. 
Beyond that, from those whom I have visited over the years, the thing to do is find out what the residents REALLY think of the airpark and read the restrictions & convenents very carefully to be sure you fully understand them, how they will impact you now and in the future and whether or not you think you can live with them. Of course the financial condition and how upkeep, etc. are handled are all important. Good luck and let us know how your plans work out.
