| Order Code: 00WEB |
House Plan 81385
sq ft
1271beds
3baths
3bays
0width
21'depth
42'
Thumbnails: ON | OFF
Quick Specs
1271 Total Living Area656 Main Level
615 Upper Level
3 Bedrooms, 3 Full Baths
21'0 W x 42'0 D
Quick Pricing
PDF File: $1,345.005 Sets plus PDF File: $1,670.00
CAD File: $2,690.00
Plan Pricing from $1,345.00
Plan Pricing
Plan Options:
Available Foundation Types:
Available Exterior Wall Types:
Prices subject to approval prior to fulfillment.Specifications
| Total Living Area: | 1271 sq ft |
| Main Living Area: | 656 sq ft |
| Upper Living Area: | 615 sq ft |
| Garage Type: | N/A or Unknown |
| Foundation Types: | Basement - * $452.00 Total Living Area may increase with Basement Foundation option. Crawlspace Slab |
| Exterior Walls: | 2x6 |
| House Width: | 21'0 |
| House Depth: | 42'0 |
| Number of Stories: | 2 |
| Bedrooms: | 3 |
| Full Baths: | 3 |
| Max Ridge Height: | 25'6 from Front Door Floor Level |
| Primary Roof Pitch: | 8:12 |
| Roof Load: | 25 psf |
| Roof Framing: | Truss |
| Main Ceiling Height: | 9' |
| Upper Ceiling Height: | 8' |
Special Features:
Associated Styles:
Plan Description
Narrow Lot Modern Farmhouse House Plan 81385 with 1,271 Sq Ft, 3 Bedrooms and Flexible Home Office
Modern farmhouse house plan 81385 proves that exceptional design does not require a large footprint. Offering 1,271 square feet of thoughtfully planned living space, 3 bedrooms, 2.5 bathrooms, and a highly efficient two-story layout, this narrow lot home is designed to maximize functionality, comfort, and affordability while maintaining the timeless appeal of modern farmhouse architecture.Designed specifically for narrow homesites and urban infill lots, this home makes outstanding use of every square foot. Its compact footprint allows homeowners to build on smaller lots while still enjoying open living spaces, flexible rooms, and the amenities expected in a much larger home.
The exterior embraces the clean, welcoming character of today's Modern Farmhouse style. Balanced proportions, simple rooflines, and farmhouse-inspired detailing create attractive curb appeal while maintaining construction efficiency and affordability.
Inside, the open-concept main level creates a bright and inviting atmosphere where family and friends can gather comfortably. The great room, dining area, and kitchen flow seamlessly together, allowing natural light and conversation to move freely throughout the space.
The kitchen is designed to be both practical and social. A generous peninsula bar provides additional workspace, casual seating, and a natural gathering point for family meals, entertaining guests, or helping with homework. The efficient layout minimizes wasted space while maximizing storage and functionality.
One of the home's most appealing features is its focus on construction efficiency. The kitchen, laundry, and upstairs bathrooms are strategically positioned to share plumbing walls, helping reduce construction costs while simplifying maintenance and long-term ownership expenses.
A flexible office located on the main level provides valuable versatility and can easily serve as a third bedroom, guest room, hobby space, study, or home workspace. This adaptability allows the home to evolve with changing family needs over time.
Upstairs, the primary suite offers a comfortable retreat complete with a spacious walk-in closet and convenient bathroom access. The thoughtful design creates privacy while maintaining efficient use of available square footage.
The second bedroom also benefits from a walk-in closet and easy access to bathroom amenities, creating comfortable accommodations for family members, guests, or roommates.
Unlike many compact homes, house plan 81385 provides generous storage solutions throughout. Walk-in closets, efficient room layouts, and thoughtful planning help homeowners stay organized without sacrificing living space.
The two-story design allows the home to deliver maximum functionality on a smaller footprint, making it an excellent choice for first-time buyers, young families, downsizers, vacation properties, rental investments, or anyone seeking an affordable modern farmhouse design.
This plan does not include a garage. Explore our Garage Plans here: https://www.FamilyHomePlans.com/garage-plans and save 10 percent when purchased with your home plan.
Whether built in a growing neighborhood, on a narrow city lot, or as an efficient family residence, house plan 81385 delivers style, flexibility, and exceptional value in a highly livable modern farmhouse design.
Better Living by Good Design.
What's Included?
Exterior Elevations
In addition to the front exterior, your drawing set will include drawings of the rear and sides of your house as well. These drawings give notes on exterior materials and finishes. Particular attention is given to cornice detail, brick and stone accents, or other finish items that make your home unique.
Note: Sections and Elevations depict the default foundation, regardless of optional foundation page choices
Foundation Plan
The foundation page dimensions, concrete walls, footings, pads, posts, beams, bearing walls, and any stepped foundation information along with any retaining wall info (schematic only). A typical wall section for the home is also usually included on this page (if not, it is elsewhere in your plan set, as space allows). If your plan features a poured concrete slab rather than a basement or crawlspace, the foundation page shows footings and details for the slab, and includes plumbing locations.
Floor Plan(s)
Exterior and interior wall framing, and windows/doors are dimensioned. Room sizes are indicated and any beams, posts and structural bearing points are called out. The floorplans include an electrical legend, and electrical fittings, lights and outlets are shown. Floor Plans will also indicate cross–section details (provided on the sections page) and show any special framing details applicable to the design. Cabinet elevations are included for kitchen and bathrooms; some designs feature cabinet elevations for design–related built–ins too.
Building Sections
Building sections show changes in floor, ceiling, or roof height, and the relationship of one level to another. Our section pages also show how the stairs are calculated (if there are some) and depict roof and foundation members. We try and draw sections to show the most useful information — choosing locations where there are elements you or your contractor might need clarification on.
Note: Sections and Elevations depict the default foundation, regardless of optional foundation page choices
Roof Plan
Roof framing or truss directions are shown, slope directions are indicated and structural members are sized and called out if applicable. The gravity loads used to calculate the rafters, beams and posts are indicated , and we also show gutters, downspouts, and any roof venting required for your home.
Notes and Details Page(s)
Your home comes detailed to meet the requirements of the latest adopted version of the ‘International Residential Code’, and our notes and details pages outline all the elements applicable to the design of your home. Compliance with further standards may need to be incorporated into your plan set, depending on the requirements of your building department — these are usually done locally.
In addition to the front exterior, your drawing set will include drawings of the rear and sides of your house as well. These drawings give notes on exterior materials and finishes. Particular attention is given to cornice detail, brick and stone accents, or other finish items that make your home unique.
Note: Sections and Elevations depict the default foundation, regardless of optional foundation page choices
Foundation Plan
The foundation page dimensions, concrete walls, footings, pads, posts, beams, bearing walls, and any stepped foundation information along with any retaining wall info (schematic only). A typical wall section for the home is also usually included on this page (if not, it is elsewhere in your plan set, as space allows). If your plan features a poured concrete slab rather than a basement or crawlspace, the foundation page shows footings and details for the slab, and includes plumbing locations.
Floor Plan(s)
Exterior and interior wall framing, and windows/doors are dimensioned. Room sizes are indicated and any beams, posts and structural bearing points are called out. The floorplans include an electrical legend, and electrical fittings, lights and outlets are shown. Floor Plans will also indicate cross–section details (provided on the sections page) and show any special framing details applicable to the design. Cabinet elevations are included for kitchen and bathrooms; some designs feature cabinet elevations for design–related built–ins too.
Building Sections
Building sections show changes in floor, ceiling, or roof height, and the relationship of one level to another. Our section pages also show how the stairs are calculated (if there are some) and depict roof and foundation members. We try and draw sections to show the most useful information — choosing locations where there are elements you or your contractor might need clarification on.
Note: Sections and Elevations depict the default foundation, regardless of optional foundation page choices
Roof Plan
Roof framing or truss directions are shown, slope directions are indicated and structural members are sized and called out if applicable. The gravity loads used to calculate the rafters, beams and posts are indicated , and we also show gutters, downspouts, and any roof venting required for your home.
Notes and Details Page(s)
Your home comes detailed to meet the requirements of the latest adopted version of the ‘International Residential Code’, and our notes and details pages outline all the elements applicable to the design of your home. Compliance with further standards may need to be incorporated into your plan set, depending on the requirements of your building department — these are usually done locally.
Modifications
Receive a FREE modification estimate in one of 3 ways. Our modification team is ready to help you adjust any plan to fit your needs. The ReDesign process is simple and estimates are free!
1. Complete this On-Line Request Form
2. Print, complete and fax this PDF Form to us at 1-800-675-4916.
3. Want to talk to an expert? Call us at 913-938-8097 (Canadian customers, please call 800-361-7526) to discuss modifications.
Note: - a sketch of the changes or the website floor plan marked up to reflect changes is a great way to convey the modifications in addition to a written list.
We Work Fast!
When you submit your ReDesign request, a designer will contact you within 24 business hours with a quote.
You can have your plan redesigned in as little as 14 - 21 days!
We look forward to hearing from you!
Start today planning for tomorrow!
1. Complete this On-Line Request Form
2. Print, complete and fax this PDF Form to us at 1-800-675-4916.
3. Want to talk to an expert? Call us at 913-938-8097 (Canadian customers, please call 800-361-7526) to discuss modifications.
Note: - a sketch of the changes or the website floor plan marked up to reflect changes is a great way to convey the modifications in addition to a written list.
We Work Fast!
When you submit your ReDesign request, a designer will contact you within 24 business hours with a quote.
You can have your plan redesigned in as little as 14 - 21 days!
We look forward to hearing from you!
Start today planning for tomorrow!
Cost To Build
What will it cost to build your new home?
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- PEACE OF MIND: Take the financial guesswork out of building your dream home.
- DETAILED COSTING: Detailed, data-backed estimates with +/-120 lines of costs / options for your project.
- EDITABLE COSTS: Edit the line-item labor & material price with the “Add/Deduct” field if you want to change a cost.
Home-Cost.com’s INSTANT™ Cost-To-Build Report also provides you these added features and capabilities:
Q & A
Ask the Designer any question you may have. NOTE: If you have a plan modification question, please click on the Plan Modifications tab above.
Common Q & A
Q: Can I make modifications to this plan?
A: Yes you can! Please click the "Modifications" tab above to get more information.
Q: What is the estimated price to build this plan?
A: The national average for a house is running right at $125.00 per SF. You can get more detailed information by clicking the Cost-To-Build tab above. Sorry, but we cannot give cost estimates for garage, multifamily or project plans.
FHP Low Price Guarantee
If you find the exact same plan featured on a competitor's web site at a lower price, advertised OR special SALE price, we will beat the competitor's price by 5% of the total, not just 5% of the difference! Our guarantee extends up to 4 weeks after your purchase, so you know you can buy now with confidence.
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