1,441 sq ft heated living + 864 sq ft 1-bay shop • 2 Bedrooms, 2 Baths • Free 2D CAD Blueprint (.SVG)
$73,500 – $93,500
Framing package, roof trusses & exterior shell for 1,152 sq ft base.
$163,500 – $214,500
Saves ~$73,500 by managing local slab & interior trades.
$237,000 – $288,000
Full general contractor finish including slab, HVAC, kitchen & baths.
$210,000 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 (28 yd³), roof surface (~1,551 sq ft), wall framing & architectural notes
| Building Package | Specification | Quantity | Est. Range |
|---|---|---|---|
| Structural Shell & Trusses | 36'×32' 2x6 Lower Walls + 14" Engineered Wood I-Joist Floor System | 1,152 sq ft shell kit | $73,500 – $93,500 |
| Concrete Slab & Grade Beams | 6" Reinforced Garage Slab w/ Perimeter Footings & Apron | 28 Cubic Yards (4,000 PSI) | $12,750 – $16,250 |
| Roofing & Underlayment | Dormered Gable or Gambrel Roof (8:12 / 4:12 Shed Dormers) (8:12 Pitch) | 15 Roofing Squares (1,500 sq ft) | $6,300 – $10,200 |
| Closed-Cell Spray Foam / Insulation | 3" Closed-Cell Wall & Roof Deck Thermal Envelope (R-21 to R-38) | 11,726 Board Feet | $15,830 – $21,693 |
| Windows & Exterior Doors | Low-E Argon Black Architectural Glazing + Insulated Overhead Shop Door(s) | 9 Windows • 8 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-2085 (1,152 Sq Ft (32x36) 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 36'-0" × 32'-0" structural grid (1,152 sq ft base footprint, 0.89:1 Square-Bay Proportion). Configured on the Side-Vestibule Garage + Balcony Apartment topology, this layout delivers 1,441 sq ft of conditioned residential living area paired with a 864 sq ft fire-separated workshop/garage bay and 93 sq ft of covered outdoor porch deck.
Inside the conditioned envelope, the floor plan is organized into 9 distinct architectural zones: 1-BAY GARAGE (27'-0" × 32'-0", 864 sq ft), UTILITY & GEAR (9'-0" × 14'-6", 131 sq ft), FOYER & STAIRS (9'-0" × 17'-6", 158 sq ft), PRIMARY SUITE (14'-6" × 14'-6", 210 sq ft), BEDROOM 2 (12'-6" × 14'-6", 181 sq ft), FULL BATH (9'-0" × 14'-6", 131 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 210 sq ft; BEDROOM 2 at 181 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 36' clear-span width utilizes 2x6 lower walls + 14" engineered wood i-joist floor system bearing on 136 linear feet of 6" exterior wall framing (~184 framing studs/posts) and 199 linear feet of interior partitions. The 8:12 dormered gable or gambrel roof (8:12 / 4:12 shed dormers) requires approximately 1,551 sq ft of roofing material (15 roofing squares), while the 6" reinforced garage slab w/ perimeter footings & apron pours at an estimated 28 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-2085 (1,152 sq ft base footprint) ranges from $73,500 to $93,500 ($38/sq ft baseline). A complete turnkey build—including the 28-yard concrete foundation, 199 linear feet of interior framing, MEP rough-ins for 2 bath(s), and interior finishes across 1,441 sq ft of heated space plus the 864 sq ft shop bay—ranges from $237,000 to $288,000. Use the interactive Regional Cost Multiplier on this page to adjust for your local labor market and owner-builder sweat equity.
Plan HG-2085 features 9 architecturally solved spaces inside its 36' × 32' footprint: 1-BAY GARAGE (27'-0" × 32'-0", 864 sq ft), UTILITY & GEAR (9'-0" × 14'-6", 131 sq ft), FOYER & STAIRS (9'-0" × 17'-6", 158 sq ft), PRIMARY SUITE (14'-6" × 14'-6", 210 sq ft), BEDROOM 2 (12'-6" × 14'-6", 181 sq ft), FULL BATH (9'-0" × 14'-6", 131 sq ft), LIVING & DINING (15'-6" × 17'-6", 271 sq ft), KITCHEN & ISLAND (11'-6" × 17'-6", 201 sq ft), STAIR LANDING (9'-0" × 17'-6", 158 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 36'-0" × 32'-0" structural grid (136 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-2085 provides the high-resolution scalable vector floor plan (.SVG) with crisp architectural lineweights, exterior dimension strings (36'-0" × 32'-0"), room-by-room callouts, door swing arcs, and window schedules, plus instant browser printing for contractor bidding and preliminary municipal zoning review.
