There's a lot of things I like about this floorplan. It's effecient and elegant. I can only come up with a couple of suggestions. One, do you really need two doors out the back of the great room? You might save some $$ on utility bills if you change one to a window.

Second...is one full bath sufficient for three bedrooms? I'm a little bit on the 'must have my own bath' side so I'm a bit biased. You didn't mention if these bedrooms are for kids or guests. Also, resale-wise I think third bath might be helpful, though I'm not sure where you'd put it.

Finally, all of your corners on the front are going to cost money. They may be pleasing to the eye, but you have to decide where to focus your money. You might be able to add the square footage for the extra bath by smoothing those corners and come out at the same cost.

I assume all the bedrooms with be for kids when I read your login name-- I really, really like the plan for the most part. I am not sure I understand why it is such a complicated roof with bumpouts in the front. If you greatly simplify the roof and straighten out the front you'll gain space inside as well as saving a lot of $$. It will cost far more to roof as it is. How about simplifying the roof and bumping out the whole front (the smallest bedroom is SO small-- have you thought about furniture placement in there? The size looks good until you look at the placement of the walls etc and start to think about that) and maybe adding a front porch which extends across the entire front? With three boys, you may want some more "escapes" for family members to have a little alone-time. You could actually SAVE money by simplifying while GAINING square footage. I would also seriously consider moving the powder room. My friend's house has a half bath with an extra door at the back. I assumed it was a closet until I found it was the door to her fabulous huge laundry room. I notice you might easily be able to do the same thing here, and it is not very expensive to do at this stage--- you would have a more private are to access the half bath than the current location off the foyer. That laundry would be a good location for one , and keeps guests out of your more private areas of the home. Another bonus would be that you could then make your own bedroom bigger or make the study bigger -- or simply almost double the size of your master closet. I'd be tempted to use the space to either change the shape of the closet but leave it roughly the same size and slide the bathroom toward the study, making your bedroom bigger and shortening that hallway t your bedroom. Is there a prurpose for that hallway? Could you remove that wall thereby adding some furniture placement wallspace and eliminating the narrow hallway?

LOVE so many things about the plan-- great general layout. I just don;t quite understand the roof and bumpouts since they cost so much more AND seem to make the spaces inside awkward. Are they simply to help how the outside of the house looks?

BR #1 is *really* tight.

I don't get the concept on BR #2. Why waste an outside wall with a closet? What use is that little jog in the garage? I'd push the BR left, incorporating that garage jog, and put the closet right, against the bath.

I'd like more 'back hall' space if only just for 'milling around' by three boys!

The foyer is HUGE compared to the BRs.

I'd need more depth for the eat-in portion of the kitchen. Five feet isn't enough.

I'd add more windows; light from two directions helps any room.

Here is the elevation pic from the plan we started with. We've made a number of changes to the plan to make it work for our family and it has changed the outside a bit, but it's what we love about the house. So all those bumpouts and roof lines are figured in the budget. We're also planning on building a large patio out back, probably with a pergola, so we wanted the double french doors to access that with.

As for the hallway wall by the MB, I have considered shortening that, but wanted to keep enough of it so the LR wall wasn't too short. I'll play with that a bit.

that upstairs will be a large bonus room. We'll use it for storage on one end, and as a playroom/manroom. Most of the toys will be up there instead of in the bedrooms.

I will continue to work on br #1. I could probably bump it out a bit more, but not much.

The little jog in the garage is just a nook for scooters and sports equipment.

We'll have 9' ceilings, so the windows will be 6' tall.

I know the foyer is big, but I'm just not sure what to do about that without throwing everything off on that end.

Overall, I like the plans efficiencies. I really like the big open LR. That said, here's some things that stick out to me.

1.) On BR2, I might consider reorienting the closet to the top of the room, similar to what you have done on BR1. you could then go all the way to the exterior wall with usable room space, maybe even throw in window, or possibly add a built in desk.

2.) You might consider making the breakfast nook larger. A decent size table and chairs is gonna be a real tight squeeze. Throw some bigger adults in there, and it might be pretty tight.

3.) If it was me, I'd ditch the cubbies in that hallway. It's sort of an awkward tight bend in the hall way with them there. I might consider doing built in cubbies in the stair space, but they'd probably have to be closed, which I'd imagine you'd do anyway in the present location.

4.) I'd probably rework the hall bath. With the two sinks so close, there's really not much point. Two people aren't going to be able to use them at the same time, plus there's no counter space. At a minimum, I'd make that vanity larger.

5.) I don't know about the RF location the kitchen. I see it blocking entry when the door is open.

6.) You could make your MSTR closet a lot bigger by reorienting the powder bath, and then pulling the foyer wall over to the left a bit.

7.) I'd really consider that dual vanity in the MBR Bath. I bet you'd use it if you had it, and you can bet on resale, buyers of house that nice are going to expect that feature.

8.) I like that elevation!!

Hopefully, something in all that sparked an idea or two. But based on your family, and how you live, it might all be useless chatter. We're right there with you designing our plans now also! It's both fun and maddening! Good luck!

I like the elevation and the plan has things I like, but the garage is so small! Will you have any outbuildings? I don't see much room for things that boys have (I have two boys and a four car garage, and things are still stacked). I might consider bumping out the garage some. I agree with the above poster that the cubbies in the back hall will only make things tight. Just a couple of things to consider...

Yes, we'll have a storage building out back. We have 2 1/2 acres so we can always build a detached garage/shop in the future. Instead of cubbies, what about wall hooks and a narrow shoe rack?

I don't plan on ever moving and we just want to get the bones of the house right (as much as we can afford anyway).

I agree with everybody about bedroom #1. if you don't count the hall going to it, it really is only 10x11'. What if you push the closet back under the stairs, maybe have it open into the hall to the room proper? That would make the room 11x12' - still kind of small but better.

I've never seen the appeal of all those peaks in house plans these days. Maybe I remember the creepy feeling of "The House of Seven Gables" too well, LOL!