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Vineyard Barn House at dusk, a black barn form at the end of the vine rows with its tall door lit.

Vineyard Barn HouseSouthold

No. 35 / New house / 2023

A black board-and-batten house at the edge of a working vineyard in Southold, on 4.6 flat acres.

Scope
New house
Completed
2023
Area
3,050 sq ft
Lot
4.6 acres
Bedrooms / baths
3 / 2.5
Design, approvals, build
7, 5 and 15 months
Contract
$2,580,000
Final cost
$2,611,000 (+1.2%)
Changes
2 owner
Superintendent
Luis Amaral
Approvals
Building permit, Septic approval
01 / The site

Rows to the property line.

The neighbor's vines run to our line, and spray days are on the calendar. The field is flat to within three feet, with a hedgerow of red cedars on the north edge that takes the winter wind.

Contours every 1 ft. High point 32 ft, low point 30 ft. Ground generalized from the survey, which stays with the owners.

30BARNBEDROOM WINGNEIGHBOR'S VINESRED CEDAR HEDGEROW30.432.0N0100 FTVineyard Barn HouseL-1 · CONTOURS EVERY 1 FT · HIGH 32.4 · LOW 29.6NO. 35

Vineyard Barn House, site plate

30BARNBEDROOM WINGNEIGHBOR'S VINESRED CEDAR HEDGEROW30.432.0N0100 FTVineyard Barn HouseL-1 · CONTOURS EVERY 1 FT · HIGH 32.4 · LOW 29.6NO. 35

On a small screen, scroll sideways to read the whole sheet.

02 / The brief

One big room and a door to the rows.

A retired couple who cook for twelve on Sundays. They wanted one room for all of it, and a way to walk straight out to the vines.

The double-height main room of Vineyard Barn House: timber frame, a long table and the sliding door open to the rows.
PL. 01 / The main room: 26 feet wide, open to the rafters, twelve at the table on Sundays.
03 / The answer

A barn, honestly.

A barn form, 26 feet wide, with a double-height main room and an 11-foot sliding door toward the rows. The bedrooms are in a lower wing on the south, out of the wind.

MAIN ROOM42'-0" x 26'-0"PANTRYLAUNDRY10'-0" x 12'-0"ENTRY18'-0" x 14'-0"BEDROOM12'-0" x 12'-0"BATHBEDROOM12'-0" x 12'-0"BATHPRIMARY20'-0" x 18'-0"62'-0"68'-0"N10 FTA-101 · VINEYARD BARN HOUSE · GROUND FLOORThe 11-foot door is on the west end, toward the rows.

Vineyard Barn House, ground floor

MAIN ROOM42'-0" x 26'-0"PANTRYLAUNDRY10'-0" x 12'-0"ENTRY18'-0" x 14'-0"BEDROOM12'-0" x 12'-0"BATHBEDROOM12'-0" x 12'-0"BATHPRIMARY20'-0" x 18'-0"62'-0"68'-0"N10 FTA-101 · VINEYARD BARN HOUSE · GROUND FLOORThe 11-foot door is on the west end, toward the rows.

On a small screen, scroll sideways to read the whole sheet.

04 / The price

Two changes.

First price $2.45M to $2.7M. Signed at $2.58M. Final $2.611M, up 1.2 percent: two owner changes, a larger pantry and a second oven.

First band
$2,450,000 to $2,700,000
Contract
$2,580,000
Final
$2,611,000 (+1.2%)
Construction
$2,344,000
Site work, septic and drive
$236,000
Owner changes
$31,000
Total
$2,611,000
Sample data

Design fees are billed separately: 10 percent of construction for a new house, 12 percent for a renovation or an addition.

05 / Materials

What Vineyard Barn House is made of.

  • Black-stained vertical boards up close, the grain showing through the stain.
    Board and batten, black-stained

    Rough-sawn 1x10 boards, 1x3 battens

    Every exterior wall.

  • Standing seam, charcoal

    1.5-in seam

    The barn and the bedroom wing.

  • Rift-sawn white oak boards with a straight grain.
    Wide white oak

    10-in boards, oiled

    The main room floor.

  • Steel-track sliding door

    11 ft wide, blackened steel, oak infill

    The door to the rows.

  • Douglas fir timber frame

    Pegged, left exposed

    The main room, rafters to sill.

Plates

More of Vineyard Barn House.

The main room of Vineyard Barn House looking out through the 11-foot sliding door, rolled open on the vine rows.
PL. 02 / The 11-foot door, rolled open. The rows start at the threshold, and the long table is twelve steps from the first vine.
The bedroom wing of the Vineyard Barn House: black-stained boards, a charcoal standing-seam roof and three tall windows, the barn gable behind and vine rows in front.
PL. 03 / The bedroom wing from the end of the rows, kept low so the barn gable still reads first. Black-stained boards, a charcoal standing-seam roof.
The timber frame over the main room of the Vineyard Barn House: pegged posts, knee braces and a tie beam under the rafters, a small window high in the gable.
PL. 04 / The frame overhead: Douglas fir, pegged, left as it came off the shop floor. The small window in the gable is the only one that does not face the rows.
Black-stained vertical boards up close, the grain showing through the stain.
PL. 05 / The black stain up close. The grain still shows through, and the joints go grey first.

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