$1MM is mostly for the real estate, not the BOM.

That's simply not true. Empty plots sell for MUCH less than half the cost of homes in the area.

But the actual construction costs aren’t that high. You’re neglecting the labor (time, effort, and redoing) required meet city codes :-(

The point of a DIY house is you do the labor... yourself.

Yep but you have to pay for the labour from the many inspectors who have to verify it's correctness and the legal cost for properly filing all the paperwork to legally allow the structure to stand.

the difference in cost between a plot with and without a house is not an honest way to gauge BOM cost; there is value in the effort, permitting, and planning.

Where I live that would go for around 400k. I’m about level to LV prices. At 150k you have a pretty strong budget for the land. Don’t know what the plumbing and electrical would run though.

Edit-Ok after looking at the photos I could see that going for more toward the 500k line. That’s a very nice home.