Have you thought about using an architect?

We have, but would rather try to find a starting point then work with a drafter to touch it up than go through a full architectural firm.

Somehow the American Institute of Architects have failed in making known what architects do. A countless number of people spend endless hours searching for a house design that they think comes close to meet their needs, then they hire some inexperienced incompetent CAD-jockey to fix it. Recipe for disaster for the ignorant.

Seek a local residential architect and give them a list of your needs and wants in a home, a survey of the property, and a copy of the home owner's association's rules; and let then design a home with you that meets your needs and fits your site.

Do not try to fix someone else's dream to try to make it yours.

That's fair, but it's also about cost, doing that route is considerably more expensive

What is VERY expensive? Not getting what was possible on the site.

Not getting a wonderful marriage of interior, exterior with that site.

Getting LESS than what was possible, in the most beautiful functional way, for you and your family in whatever way you live daily life..........and discovering that after you have spent the money and the home is built.

I call that extremely "expensive".

The absolute best route to a great house? A team. The architect, kitchen /bath pro, an interior designer and a great builder.

Nobody believes building a home is cheap. But building a bad home ? As above. Trust me, it CAN happen and it sadly.....often results in bad.

There are architects, usually very small firms or self-employed, who do beautiful work at very reasonable prices. They also can sometimes help eliminate some unnecessary expenses. For example, many pre made plans have crazy roof lines and lots of bump-outs and wasted interior space. No guarantees, but you might want to investigate further.

You need an architect and honestly OMO a new lot . I hate HOAs and to be told the style of home is ludicrous. You go to an architect with all the silly rules form the HOA and get that person to design a house for you FYI if bt chance you did firn d aplan online every tiny change costs money and can often end up more than just getting a good plan to begin with. Since this is an HOA maybe the buider has some plans I guess,

Have you tried to draw up anything yourself - even if it's just the interior.

My family and I went to quite a few open houses and then put the interior together in Word - yes, MS Word.

Even with this, it took 6- 8(19 years ago, can't remember) months for us to signoff with the architect.

Have you asked your neighbors in the HOA about their architects or who they bought plans from?

What does an attached two-story Colonial garage look like? I'm drawing a blank. Is this the style?

https://www.architecturaldesigns.com/house-plans/4-bed-colonial-house-plan-with-2-car-garage-2637-sq-ft-790019glv

We couldn't afford an Architect either and I love colonials so we worked with a drafter for our house plan. Connor Mill-Built Homes (I saw them on an episode of "This Old House") is defunct but all their house plans are colonial and I used them as my inspiration. I just checked and with some digging I was able to find some of their plans online. Master on the second floor is common but attached garage isn't unless you are using a breezeway.

You won't find all you want in 2,000 sq. ft.

https://www.architecturaldesigns.com/house-plans/country-home-plan-with-master-on-main-and-optional-finished-lower-level-500044vv

They can turn the garage on this floor plan to the front.

IMO you want the Master on the first floor unless you're in your 20s.

Here is 2000 sf, garage attached, den /office on first floor and upstairs bedrooms. I like the garage doors facing the side. It gives you a prettier front facade.

If you only want 2000sf, the third bathroom may be an adjustment you’ll have to make. Just search for “Colonial architectural plans 2000 square feet”. I’m finding a lot of plans that meet your requirements.

A big question is what your HOA considers "Colonial looking". Most plan sites that I look at have "colonial" plans where apparently "colonial" means "vaguely traditional"--but they aren't colonial style . And I wouldn't consider any of the houses shown above "colonial".

Floor plans can be “wrapped around” a more traditional exterior. Finding the floor plan is harder IMO.

Can I have a dollar for every hour you spend looking for a floor plan that meets your needs and fits your site? I need to finance a trip to Ireland.

(chances are if you put an hourly rate on the hours you have already spent looking at plans, you have already spent the amount you would have paid a local architect and you would have a house design by now)