1,541 sq ft heated living + 924 sq ft 1-bay shop • 2 Bedrooms, 2 Baths • Free 2D CAD Blueprint (.SVG)
$78,500 – $100,500
Framing package, roof trusses & exterior shell for 1,232 sq ft base.
$175,000 – $230,000
Saves ~$79,000 by managing local slab & interior trades.
$254,000 – $309,000
Full general contractor finish including slab, HVAC, kitchen & baths.
$225,200 financed (30-Yr)
Scalable 2D architectural vector drawing with exterior and room dimensions, door swings, and fixture layout. Opens in AutoCAD, Illustrator, Inkscape, or any browser.
Concrete volume (29 yd³), roof surface (~1,658 sq ft), wall framing & architectural notes
| Building Package | Specification | Quantity | Est. Range |
|---|---|---|---|
| Structural Shell & Trusses | 44'×28' 2x6 Lower Walls + 14" Engineered Wood I-Joist Floor System | 1,232 sq ft shell kit | $78,500 – $100,500 |
| Concrete Slab & Grade Beams | 6" Reinforced Garage Slab w/ Perimeter Footings & Apron | 29 Cubic Yards (4,000 PSI) | $13,750 – $17,500 |
| Roofing & Underlayment | Dormered Gable or Gambrel Roof (8:12 / 4:12 Shed Dormers) (8:12 Pitch) | 16 Roofing Squares (1,600 sq ft) | $6,720 – $10,880 |
| Closed-Cell Spray Foam / Insulation | 3" Closed-Cell Wall & Roof Deck Thermal Envelope (R-21 to R-38) | 12,458 Board Feet | $16,818 – $23,047 |
| Windows & Exterior Doors | Low-E Argon Black Architectural Glazing + Insulated Overhead Shop Door(s) | 9 Windows • 9 Doors | $9,050 – $14,220 |
| HVAC & Multi-Zone Mini-Split | High-SEER2 Heat Pump / Ductless Mini-Split System | 3 Ton (36,000 BTU/hr) | $7,800 – $12,300 |
Plan HG-1702 (1,232 Sq Ft (28x44) 2 Bed 2 Bath Garage with Loft / Apartment Above Floor Plan with Apartment Above) is an IRC R304/R310-vetted garage with loft / apartment above blueprint engineered around a 44'-0" × 28'-0" structural grid (1,232 sq ft base footprint, 0.64:1 Square-Bay Proportion). Configured on the Side-Vestibule Garage + Balcony Apartment topology, this layout delivers 1,541 sq ft of conditioned residential living area paired with a 924 sq ft fire-separated workshop/garage bay and 114 sq ft of covered outdoor porch deck.
Inside the conditioned envelope, the floor plan is organized into 9 distinct architectural zones: 1-BAY GARAGE (33'-0" × 28'-0", 924 sq ft), UTILITY & GEAR (11'-0" × 12'-6", 138 sq ft), FOYER & STAIRS (11'-0" × 15'-6", 171 sq ft), PRIMARY SUITE (18'-0" × 13'-0", 234 sq ft), BEDROOM 2 (15'-0" × 13'-0", 195 sq ft), FULL BATH (11'-0" × 13'-0", 143 sq ft). Plumbing rough-ins are consolidated across UTILITY & GEAR, FULL BATH, KITCHEN & ISLAND to minimize sub-slab trenching and manifold pipe runs. Sleeping quarters (PRIMARY SUITE at 234 sq ft; BEDROOM 2 at 195 sq ft) are acoustically buffered from the primary living core and positioned on exterior elevations for code-compliant egress glazing.
From a builder takeoff standpoint, the 44' clear-span width utilizes 2x6 lower walls + 14" engineered wood i-joist floor system bearing on 144 linear feet of 6" exterior wall framing (~194 framing studs/posts) and 204 linear feet of interior partitions. The 8:12 dormered gable or gambrel roof (8:12 / 4:12 shed dormers) requires approximately 1,658 sq ft of roofing material (16 roofing squares), while the 6" reinforced garage slab w/ perimeter footings & apron pours at an estimated 29 cubic yards of 4,000-PSI concrete.
Building costs, foundation specs, egress & CAD customization questions
Based on current national residential construction data for garage with loft / apartment above structures, the dried-in structural shell for Plan HG-1702 (1,232 sq ft base footprint) ranges from $78,500 to $100,500 ($38/sq ft baseline). A complete turnkey build—including the 29-yard concrete foundation, 204 linear feet of interior framing, MEP rough-ins for 2 bath(s), and interior finishes across 1,541 sq ft of heated space plus the 924 sq ft shop bay—ranges from $254,000 to $309,000. Use the interactive Regional Cost Multiplier on this page to adjust for your local labor market and owner-builder sweat equity.
Plan HG-1702 features 9 architecturally solved spaces inside its 44' × 28' footprint: 1-BAY GARAGE (33'-0" × 28'-0", 924 sq ft), UTILITY & GEAR (11'-0" × 12'-6", 138 sq ft), FOYER & STAIRS (11'-0" × 15'-6", 171 sq ft), PRIMARY SUITE (18'-0" × 13'-0", 234 sq ft), BEDROOM 2 (15'-0" × 13'-0", 195 sq ft), FULL BATH (11'-0" × 13'-0", 143 sq ft), LIVING & DINING (19'-0" × 15'-0", 285 sq ft), KITCHEN & ISLAND (14'-0" × 15'-0", 210 sq ft), STAIR LANDING (11'-0" × 15'-0", 165 sq ft). Every habitable room meets or exceeds IRC R304 minimum area (70+ sq ft) and minimum horizontal dimension (7'-0"+) requirements.
Yes. Because the outer envelope is engineered on an even 44'-0" × 28'-0" structural grid (144 LF perimeter) with clear-span 8:12 trusses, a local structural engineer or building kit supplier can adapt the blueprint for 2x6 Lower Walls + 14" Engineered Wood I-Joist Floor System, conventional 2x6 stick framing at 16" o.c., laminated post-frame columns at 8' o.c., or structural insulated panels (SIPs).
Downloading Plan HG-1702 provides the high-resolution scalable vector floor plan (.SVG) with crisp architectural lineweights, exterior dimension strings (44'-0" × 28'-0"), room-by-room callouts, door swing arcs, and window schedules, plus instant browser printing for contractor bidding and preliminary municipal zoning review.
