I would recommend you have a home designed with a local architect that meets your needs and fits your site. I know I say this a lot, but I hate to see people settle for the mundane when there is so much better out there. Give you and your kids something to live in that enhances and inspires lives.

Not much. I kinda like it. No ground floor bathtub? Do you take baths?

@Ilove MyLife thank you! No, I don't take baths - my least favorite thing about my current house is the huuuuuge waste of space bathtub in the master bath! Of course with older age since this would be our forever home, and knowing I may have achy joints and not want to go upstairs, a I may regret not having one later so that's a good consideration.

@Mark Bischak, Architect I completely understand what you're saying. I may take this floor plan to an architect and work from it, but enhance it to better fit our lives. This plan's cost to build estimate is right at our budget - as an architect, looking at a floor plan like this, would you say that you would be able to find ways to save on costs and bring that price down a bit?

Thanks!

A cost-saving measure would be to rearrange the master bath/closet to NOT have a bump out. You might have to sacrifice some closet space (make the smaller closet a reach-in rather than walk-in) to pull the shower into the room.

I’m not sure what to do about it, but the powder room seems very public. Could you steal some space from the study for a little hallway?

Is that the fridge on the wall shared with the garage? A very poor placement right in multi-trafficways.

I think you could shave some space from your master suite. If you have storage concerns, add it into your walk-in closet. My experience is that extra bedroom space tends to get filled with random stuff.

I'd drop your shower bump-out. Exterior corners add complexity and cost.

I'm not sure what your loft space is for. If you're also not sure, reconfigure it into something that you can use.

Where are you going to eat? Will a table live in the great room or the nook? Do you have the space for the table you want?

What is your site like? Which way is north? What is your climate like?

The refrigerator is far from anything it will be used for. The oven is in the way of grabbing liquid ingredients for sauce. Not near a good landing space for the prep area on the island. And likely not near the dishes, so for cold meals and snacks it’s not convenient. I don’t know about your family, but my family has a mix of hot and cold for breakfast and mainly cold lunches. It’s handy to have the fridge near where the dishes are kept, which is next to the dishwasher.

I‘m not sure how the living room can be wider than the dining nook, except that they are measuring all the way to the island. Subtract that and the fireplace/builtins, as well as walkway from mudroom across to the stairs, and then determine if your living furniture will lay out well.

No, you do not "completely understand". When you need surgery, do you make the first three incisions then head for the hospital?

Throw this plan away, quit wasting your time on the internet, and compile a list of your needs and wants in a home and take it, along with a site survey, to a local architect and design a home together that will meet your needs and fits your site. Do not dream by taking someone else's dream and try to fix it. Make your family's dream special.

@littlebug zone 5 Missouri love the suggestion to not have the shower bump out, and we don't need that other closet, could maybe even make it a little vanity with knee room.

Here is a similar but slightly larger one - it meets some of the points mentioned... less bump outs, wall for the TV not over the fireplace, larger loft - and more private powder room.

https://www.architecturaldesigns.com/house-plans/stunning-4-bed-new-american-house-plan-with-loft-and-unfinished-attic-space-500066vv

Thoughts on these two compared?

I like everyone's thoughts on fridge/oven plaement etc, but those types of things don't really bother me.

Mark, this is the most courteous response I've ever seen you post! For those not aware his comments are typically dry & humorous (and entertaining!). Mark, are you feeling ok?

As for the plan, the 18x21 great room will feel like 12x12 by the time you take away travel pathways.

I agree that you need to find a good designer or architect. So hard to know what you're missing out on until you've gone through the process.

Best of Luck

Your living room has no natural light.

I'd put the shower in the small walk it area and get rid of bumpout. Use cabinet between sinks if ypu want division. Can you put powder room under steps? Then do shallow pull out cabinets along wall, more foot path so family room gets bigger.

Things I would do if I were set on this plan: Put something between the refrigerator and that little wall (broom closet, pull out, or a few inches of filler) so you can open the door all the way. Change double entry doors to a single with sidelights (easier to lock, better ability to reach light switches when the door is open.) 2nd floor bath - replace second sink with drawer stack so you have some storage and counter space. Figure out how you'll use the loft so it's not wasted space. Get windows on two walls of the upstairs bedrooms if possible. Figure out how much hanging space you'll actually have in the master closet, since clothes don't turn corners (an overhead view like this can be deceiving.) Change the door in the nook to a slider so you have more room for your table and chairs.

Layout all your furniture to scale, especially in the great room, to see how it will fit. Same for cars in the garage. Be sure to account for walkways. After the furniture is drawn in, use colored pencils to draw your paths through the house: bedrooms to laundry, kids playing outside or you doing yardwork to come in for powder room, kitchen to grill/deck and back with food and beverages, etc. Does the flow work? Are you good with kids walking through the great room to get to a bathroom? Do you have room to open your car doors when parked, and have space for bikes, yard equipment, etc?

I'm sure it can feel overwhelming, but things are easier to change now, on paper.

Are those windows in the master bath shower? As an aside, make sure the storage areas have conditioned air and are insulated.

in bedroom 4, if you moved the storage door to the loft, you could have a much better closet

@Em: You wrote, Of course with older age since this would be our forever home, and knowing I may have achy joints and not want to go upstairs, a I may regret not having one later so that's a good consideration.

Why, if this is your forever homes (and even if it's not), why not build a single-story home that you can enjoy in its entirety without having to worry about climbing steps? Would you be able to fit one on your lot?

If you need to misquote someone in order to discredit them, you have only discredited yourself.

This house is another example of how the juggling of conventional spaces can create a home that is dull and unimaginative. Tweeking the doors and closets in a forum or even with a designer is unlikely to breathe life into it.

Design is a process that is best begun with an analysis of the givens instead of a completed plan that needs to be modified as if it were a renovation.

If you post the site plan and some information about your needs, there are some very skilled members who could help you if they haven't lost interest.

@Patrick A we could definitely fit single story on our lot. My reasoning for doing “kids upstairs” is that my understanding is that could significantly bring down costs and I’m afraid we wouldn’t be able to afford all the rooms we’d want on one level. arent ranch plans typically significantly more expensive to build? I will say however, the trends in my area with spec builders are huuuuge rooms and giant houses selling for 500+k, and that’s opposite of my taste. I don’t need big rooms - kids can be 10x12 or so, their rooms will be for sleep and studying no TVs etc. our Current home (spec builder neighborhood) is one level but I hate the huge master, huge master bathroom, giant great room, tall ceilings - it’s just not what feels like “home” and a place to relax to me. (Current home below - we sorely miss having a bonus space and would like one additional extra bedroom)

@Em

I think that your current plan is much better.

If you think that you want a single-story, then you need to ask your builder and architect about the additional costs, if any, to build relative to a two story. It may make sense given your legitimate concern about achy joints. A 1-story home, of course, has more roof and foundation, but I think that you should at least explore the that option so that you can make an informed decision. Again, I'm not a pro...just guy with an opinion going through the process just like you.

Perhaps you do a larger lower level and a partial second story. For me, single-story living is significantly better than other options. You're not wasting space on stairs and they feel less cramped and if, heaven forbid, you become disabled and need to be in a wheelchair, then you retain use of your entire house instead of one floor. I think that if you have the right architect, then they can make spaces work harder you and your future.

My wife bought some very nice tapered beeswax candles. Their base is wider than normal so none of our candle holders would accommodate them. After a brief futile search on the internet for workable candle holders, I designed my own and made them. (a parable)

Mellisa - I hope you are not offended by amodernmountainhome calling you "stupid", I think her aim was at me. There are many ways to design a home, some are better than others.

@Mark Bischak, Architect ultimately j know you’re right that working with an architect for a fully custom home will be best for long term happiness but even considering that, I’ve found it helpful to look at floor plans and try to pick my favorite so I know what to say I like and dislike out there. Now onto picking an architect - I don’t know anyone that’s worked with One in my area so that’s the next challenge!

I feel word of mouth is the best way to find a good architect. Finding local projects, under construction or newly completed, that are designed by an architect is a good route to take. Sometimes just talking to people, even strangers, can be a good lead. Here on Houzz, there is "Find Professionals" up in the menu bar that could be helpful. It is fun to tinker with house designs, some people do it for a living. Speaking of that I have to get back to work.

Our rental condo on the ski slopes has a living room with no windows just like what is shown on your proposed plan. Don't do it. It's so depressing during the day. I have to sit at the table to get some kind of light during the day.

Because I am a gardener, I would want the powder room accessible from the mud/laundry space, so I am not tracking mud all over the place.

On the second floor plan you posted I would possibly swap the pantry and the powder room. Just seems odd to have a powder room off the dining area.