Building a custom home in Central Iowa means making one big choice early: ranch or two-story? This guide breaks down the real differences in cost, daily living, energy use, and resale value. Both styles work well in Iowa. The right choice depends on your family, budget, and long-term plans.
TLDR: Ranch and two-story homes cost about the same per square foot in Iowa in 2026. Ranches need larger lots but have no stairs. Two-stories use less land and offer better bedroom privacy. The best choice depends on your lot size, family needs, and how long you plan to stay.
You have been thinking about building a custom home in Ankeny or West Des Moines. Now comes the question: should you build a ranch or two-story?
Many homeowners assume one style costs less or works better. The truth is more complicated. Iowa weather, lot sizes, and your family’s needs all play a role. This guide gives you real numbers so you can decide with confidence.
What Is Different Between Ranch and Two-Story?
A ranch puts everything on one floor. No stairs. A two-story splits the space with living areas downstairs and bedrooms upstairs. Both can have the same square footage and cost about the same to build.
Cost Comparison in 2026
Many people think ranches cost less. That is a myth. A ranch has a larger foundation and roof. A two-story has more interior walls and a staircase. The costs balance out.
| Component | Ranch (2,400 sq ft) | Two-Story (2,400 sq ft) |
|---|---|---|
| Foundation | About $35,000 | About $28,000 |
| Framing | About $90,000 | About $95,000 |
| Roof | About $18,000 | About $12,000 |
| Interior Walls | About $40,000 | About $48,000 |
| Staircase | None | About $5,000 |
| Total Build | About $420,000 | About $420,000 |
The real difference is land costs. Ranches need larger lots. In premium areas like West Des Moines, smaller lots cost more per square foot but give you better schools.
A 2,400 square foot ranch might need a half-acre lot. The same square footage in a two-story fits on a quarter acre. In West Des Moines, that difference can mean $35,000 to $55,000 in land costs alone.
In areas like Waukee and Johnston, lot prices vary by subdivision. Some newer developments charge premiums for corner lots or lots backing to open space. Check with your builder about lot requirements before you fall in love with a specific piece of land.
Pro tip: Get quotes for both styles on your specific lot before deciding.
Daily Living Comparison
How you live day to day matters more than upfront cost. Consider your family’s current needs and where you will be in 10 or 20 years.
| Factor | Ranch | Two-Story |
|---|---|---|
| Daily Stairs | None | Yes |
| Bedroom Privacy | Moderate | High |
| Sound Separation | Moderate | Better |
| Lot Size Needed | Larger | Smaller |
| Aging in Place | Excellent | More difficult |
For families with young children, two-stories offer better sound separation between the kids’ rooms and the main living areas. Parents can relax downstairs after bedtime without worrying about noise.
For families with aging parents or mobility concerns, ranches make daily life easier. Everything happens on one level. No carrying laundry up and down stairs.
Illustrative scenario: A couple in their 60s built a ranch in Des Moines. They loved having no stairs. When elderly parents visited, everyone moved around comfortably.
Energy and Maintenance
Ranches have more exterior surface exposed to Iowa winters. Two-stories keep heat contained better. Typical difference: about $10 to $30 per month.
Iowa winters are harsh. With temperatures dropping below zero in January and February, energy costs matter. Two-stories have an advantage because heat rises. The upstairs bedrooms stay warm naturally. Ranches lose more heat through the larger roof surface.
| Maintenance Item | Ranch | Two-Story |
|---|---|---|
| Roof Replacement | $18K to $22K | $14K to $18K |
| Foundation Sealing | $3K to $5K | $2K to $4K |
| Gutter Cleaning | Higher (more gutters) | Lower |
| 30-Year Difference | Higher cost | Lower cost |
Pro tip: Good insulation matters more than home style. According to the U.S. Department of Energy, proper insulation can cut heating costs by 10 to 50 percent regardless of home style.
Resale Value in Central Iowa
Both styles sell well. The difference depends on who is buying.
| Buyer Type | Preferred Style |
|---|---|
| Young families | Two-story |
| Retirees | Ranch |
| Empty nesters | Either |
According to the National Association of Home Builders, buyer preferences vary by region and age group. In Central Iowa, both styles maintain strong resale value.
Aging in Place
If you plan to stay through retirement, ranch homes win. No stairs means no fall risk. The AARP recommends building with aging in place in mind.
Two-story homes can work if you include a main-floor master suite. This adds about $15,000 to $25,000 to your build.
Illustrative scenario: A couple built a two-story at age 50. At 72, one had knee surgery and could not do stairs. They converted a downstairs office to a bedroom for $35,000. They wished they had planned ahead.
Decision Checklist
Choose RANCH if:
- You are 60 or older
- You plan to age in your home 20 or more years
- Your lot is large (half acre or more)
- You dislike stairs
Choose TWO-STORY if:
- You have young kids who need bedroom privacy
- Your lot is smaller
- You are under 55 without mobility concerns
Pro tip: Tell your builder your 10, 20, or 30-year plan before design begins.
FAQ
Is ranch always cheaper? No. Same square footage costs about the same. Total build costs are nearly equal.
Which is more energy efficient? Two-story, slightly. Expect $10 to $30 per month difference in Iowa.
Can I add a main-floor bedroom later? Yes, but it costs $25,000 to $50,000. Better to plan during the build.
What is the resale difference? Minimal. Both sell well. Two-stories sell faster to young families. Ranches sell faster to retirees.
Which needs less maintenance? Two-story, slightly. Smaller roof and foundation mean lower costs over 30 years.
Key Takeaways
Cost to Build: Nearly identical per square foot. Land costs vary by lot size needed.
Daily Living: Ranch has no stairs and easier aging. Two-story has bedroom separation.
Energy: Two-story slightly more efficient.
Resale: Both sell well in Central Iowa.
Aging in Place: Ranch wins. Two-story needs main-floor bedroom to compete.
Ready to Talk About Your Custom Home?
Choosing between ranch and two-story is just one of many decisions when building a custom home. Your builder should walk you through all the trade-offs based on your specific situation.
Busy Builders has helped over 1,000 Central Iowa homeowners since 2020. We have built both ranches and two-stories across Des Moines, West Des Moines, Ankeny, Waukee, Urbandale, and surrounding communities.
Illustrative scenario: A family of four met with our team unsure about style. After reviewing their lot size, budget, and plans to stay 25 years, they chose a two-story with a main-floor guest suite. The design gave them bedroom privacy for their teenagers now and aging-in-place options for later.
Call us for a free consultation. We will discuss your lot, budget, and long-term plans.
Call: 844-435-9800
Visit: busybuildersiowa.com
About Busy Builders: This guide was created by Busy Builders, a full-service construction company serving Central Iowa since 2020. With over 1,000 projects completed, our team understands the trade-offs of each home style. Learn more about our custom home building services.
Busy Builders | Full-Service Construction and Remodeling | Serving Central Iowa Since 2020
