Runchey Websites

Runchey Websites  //  Seattle & Western WA

Modern websites for local contractors.

One-time build, starting at $2,250. You own everything: the code, the domain, the content. Optional $50/mo management if you don't want to run it yourself.

For Seattle-area trades watching $400–500/month evaporate into agency “maintenance” with nothing to show for it.

See pricing
Spec sheetWhat you get
  • Build feeFrom $2,250
  • Mgmt (optional)$50/mo
  • You ownCode + domain
  • Lock-inNone
  • Warranty90 days
  • Build time1–2 weeks

Section 01 // Problems

Sound familiar?

Common patterns I hear from contractors before we work together.

Common complaints05 items
  1. 01

    You're paying hundreds a month and don't know what for.

  2. 02

    Your site looks like it's from 2010.

  3. 03

    It doesn't work on mobile, and that's where your customers are.

  4. 04

    You don't own the domain, or you can't get your files.

  5. 05

    Your "web guy" disappears for weeks when you need something changed.

Section 02 // How I work

Four principles.

Commitments that show up in every build, in the contract, and in how I bill.

Principle 01

You own it

Your domain, your code, your content. If you ever want to leave, I send you the full backup and walk you through deployment elsewhere.

→ Are you locked in?

Principle 02

One-time, not monthly

Pay once for the build. Optional $50/mo management only if you don't want to handle hosting yourself. No mystery monthly fees.

→ Do you need management?

Principle 03

Built to perform

Fast load times, mobile-first, accessibility-compliant. Passing Core Web Vitals. The technical foundation Google's algorithm rewards.

→ Why this matters

Principle 04

Designed for your customers

Every feature answers a question your customer is asking. The visitor is shopping for a contractor; the site exists to help them decide on you, not to look impressive.

→ How I design features

Section 03 // Receipts

Real clients, live sites.

Actual businesses running on sites I built. Click through to see how they hold up.

Greenworks Electric LLC

Residential electrician in the Pacific Northwest — panels, EV chargers, and whole-home rewiring.

View Live Site

1 of 2

Section 04 // Pricing

What it costs.

Two ways to work together. Same complete build either way; the difference is what happens after launch.

Tier 01Built once, walk away

Foundation

Built once, walk away

$2,250

one-time

A complete custom build, fully yours from day one. After launch, you self-host (free tiers handle far more traffic than a contractor site sees). $50/mo management is available any time if you change your mind later.

Tier 02Most chosen

Performance

Built to compound

$3,200

build + $50/mo

Same complete build, plus 6 months of active partnership: refining content as your business grows, adding project pages, surfacing lead patterns, dialing in what's converting. After 6 months the work scales with you — new projects, deeper lead tracking, doubling down on the channels and services that are pulling weight.

Beyond standard scope:CRM and dispatch integrations, payment processing setup, custom calculators or tools — quoted on the call.

Cost comparevs. monthly agency

Many contractors are paying $400–500/month for vague “SEO” or “maintenance” packages. After three years, that's $14K–$18K rented for nothing you own.

3-yr agency total

$14,400+

3-yr w/ Performance

$5,000

$3,200 build + $1,800 mgmt

Approx. savings: $9,400+ over 3 yrs

→ 5 questions to ask any web agency before you sign

Every build includes14 items
  1. 01Custom homepage and up to 7 service pages
  2. 02Project photo gallery with grid or slider layouts
  3. 03Contact forms with email delivery
  4. 04Testimonials and reviews section
  5. 05L&I license link, bonded badge, and service area map
  6. 06Mobile-responsive (looks right on every phone, tablet, desktop)
  7. 07ADA / WCAG accessibility ready
  8. 08Foundational SEO (titles, meta tags, sitemaps, semantic HTML)
  9. 09Image compression and optimization
  10. 10Google Analytics setup
  11. 11Google Business Profile setup
  12. 1290-day bug-fix warranty
  13. 13Full code repository (GitHub) handed over to you
  14. 14Self-hosting documentation if you want to leave

Portability guarantee

“Upon completion of payment, you retain 100% intellectual property rights to your website's files, content, and database. If you ever leave, I'll provide a full backup within 5 business days. No penalties, no hostage situations.”

— From the contract

Already with another agency?

Stuck in a contract or unsure what you actually own?

Most contracts have an exit clause people don't read carefully, and the cost of leaving is often smaller than what you're losing in opportunity cost. The intro call is free.

Section 05 // FAQ

Common questions.

If yours isn't here, ask on the call.

Section 06 // Who's building this

Who's behind this.

Matt Runchey

Matt Runchey

Founder, Runchey Engineering

I've spent 10 years building software at venture-backed startups in Seattle and San Francisco. Most of that work was building the systems companies actually run on (data pipelines, payments, finance, analytics).

I started Runchey Websites because contractor web agencies are still charging 2015 prices for 2015 tools. The technology to build fast, mobile-first, accessible websites is now cheap and accessible. The pricing model hasn't caught up.

Seattle-based. I work with shops across Western Washington, and remote clients elsewhere.

→ More on why I do this

Not a contractor?I build for any local business: tours, professional services, creative studios.

→ Small business builds

Section 07 // Get in touch

Want to talk through a build?

Book a 15-minute intro call. We'll figure out scope, timeline, and price.

EMAIL: matt@runcheywebsites.com

TEXT: 206-657-6529

Want a financial audit instead? → Business audit (from $300)