Despite over 30 years of home building experience, there is one home I have never built, and that’s a home with an unlimited budget. Every project has price constraints, but even a tight budget does not necessarily mean you must sacrifice the elements that will turn an affordable house into your dream home. To help you save money without compromising too much, I have compiled a list of the top ten things you can do to build an affordable home on any budget:

1. Build a two-story

The two most expensive parts of any house are the foundation and the roof. When you build two stories, you can double the floor area while halving the costly square footage of the foundation and the roof.

2. Think inside the box

The least expensive homes are simple rectangles and squares. You can add curb appeal with great colors and a few attractive architectural flourishes, such as great front porch.

3. Keep the roof simple

Complex roof lines not only add significant cost, but the risk of future leaks. A simple, not too steep roof will protect your investment over time.

4. Centralize the plumbing

Make sure to plan your heavy plumbing areas, including kitchen, laundry room, and bathrooms in close proximity to each other, reducing the cost of running costly plumbing pipes all over the house.

5. Spend more on insulation

A well sealed and insulated house will not only save energy in the long run, it will save you money today by reducing the amount you must spend on larger heating and air-conditioning equipment.

6. Mix and match

Don’t limit your appliance and fixture choices to one brand. It’s perfectly okay to combine brands to buy best-deal appliances and fixtures. I recommend stainless-steel finishes, which mirror surrounding colors.

7. Upgrade later

If you’re going to cheap out, go cheap only on easy to replace items, such as surface mount light fixtures and vanity faucets, but never on built-ins, such as the tub and shower valve, and recessed lights.

8. Phase the finishes

To get high-end finishes you want now but cannot afford, just phase them in over time. Plan your ideal finishes but break the work (and expense) down into stages. You can finish a kitchen without cabinet knobs and pulls and install them next year, or paint the countertop backsplashes and tile it later.

9. A room with a view

Small homes, unless you open them up with a view outdoors. Place large, picture windows in direct view as you enter a room, and it will feel larger. Don’t have a great view? Create one with lattice work and vines, a small fountain or a small patch of flowers.

10. Bring the outdoors inside

An easy way to make small entertainment areas work overtime is to expand them by adding relatively inexpensive decks and patios with direct access to living and family rooms.

More on Houses:

Episode 27: Ideas for Building a House on a Budget – How small can you go and still fit three bedrooms?

Big Ideas for Small Houses – Multiuse rooms, built-in furniture, and carefully orchestrated sightlines are just a few of the tools that can help you to get the most out of the space you have.

How Much Will My Kitchen Cost? – Use an architect’s reality checklist to calculate approximate remodeling costs before any design work starts.