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Plan #28-104

Key Specs

  • 968 sq ft

  • 2 Bedrooms

  • 1.5 Bathrooms

  • 2 Floors

  • 1 Garage

Plan Description

This starter home is square in plan and 2 stories and could prove to be very economical to build and to operate. The unfinished basement could prove to be a D.I.Y. enthusiasts delight and add home office or recreational space to this compact home. For a modern variation of this plan with an attached garage see plan #28-105.

Floor Plans

Lower Floor Plan
Saved! Modern Style House Plan - 2 Beds 1.5 Baths 968 Sq/Ft Plan #28-104 Lower Floor Plan -
Main Floor Plan
Saved! Modern Style House Plan - 2 Beds 1.5 Baths 968 Sq/Ft Plan #28-104 Main Floor Plan -
Upper Floor Plan
Saved! Modern Style House Plan - 2 Beds 1.5 Baths 968 Sq/Ft Plan #28-104 Upper Floor Plan -

Customize any features!

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Full Specs & Features

Basic Features

Stories : 2
Garage Stalls : 1
Potential Bedrooms : 0
Bedrooms : 2
Baths : 1.5


Width : 44'
Height : 35'
Depth : 65'


Upper Floor Sq Ft : 484 sq ft
Total Sq Ft : 968 sq ft
Basement Sq Ft : 445 sq ft
Main Floor Sq Ft : 484 sq ft
Patios Sq Ft : 64 sq ft


Main Ceiling Ft : 8'
Garage Ceiling Ft : 8'
Upper Ceiling Ft : 8'


Roof Framing : Wd Trusses
Roof Type : shingles
Primary Pitch : 4:12
Roof Load : 20

Exterior Wall Framing

Framing : 2"x4"
Wind Rating : 100
Exterior Wall Finish : Brick Veneer - Siding - Mansard Shingles
Insulation : R-19

Bedroom Features

Upstairs Bedrooms
Upstairs Master Bedrooms

Additional Room Features

Storage Area
Unfinished Future Space

Garage Features

Rear Garage

Lot Characteristics

Suited For Corner Lot


Economical To Build

Code Compliance


Structural Information Provided

Structural Notes

Energy Efficient Features

Energy Efficient Design

What's included in this plan set

All plans are drawn at ¼” scale or larger and include :

  • Foundation Plan: Drawn to 1/4" scale, this page shows all necessary notations and dimensions including support columns, walls and excavated and unexcavated areas.
  • Exterior Elevations: A blueprint picture of all four sides showing exterior materials and measurements.
  • Floor Plan(s): Detailed plans, drawn to 1/4" scale for each level showing room dimensions, wall partitions, windows, etc. as well as the location of electrical outlets and switches.
  • Cross Section: A vertical cutaway view of the house from roof to foundation showing details of framing, construction, flooring and roofing.
  • Interior Elevations: Detailed drawings of kitchen cabinet elevations and other elements as required.


Plan Set Price

5 Copy Set
Reproducible Set
8 Copy Set
Single Set

Foundation Price


Additional Construction Sets $85.00/each

Mirror Reverse Sets $200.00/each

The Single Set and PDF Study Set are typically stamped "Not for Construction" and are to be used for studying / obtaining bids only. We do offer a 90% credit when you upgrade from a Single Set to a 5-Copy set (or greater).

Additional copies can be ordered at the time of purchase and within 90 days after your original purchase date.

Important Information

All sales on house plans and customization/modifications are final. No refunds or exchanges can be given once your order has started the fulfillment process.

All house plans from Houseplans are designed to conform to the local codes when and where the original house was constructed.

In addition to the house plans you order, you may also need a site plan that shows where the house is going to be located on the property. You might also need beams sized to accommodate roof loads specific to your region. Your home builder can usually help you with this. You may also need a septic design unless your lot is served by a sanitary sewer system. Many areas now have area-specific energy codes that also have to be followed. This normally involves filling out a simple form providing documentation that your house plans are in compliance.

To find out what documents you should expect with your house plans, see what's included?

In some regions, there is a second step you will need to take to insure your house plans are in compliance with local codes. Some areas of North America have very strict engineering requirements. Examples of this would be, but not limited to, earthquake-prone areas of California and the Pacific Coast, hurricane risk areas of the Florida, Gulf & Carolina Coasts. New York, New Jersey, Nevada, and parts of Illinois require review by a local professional as well. If you are building in these areas, it is most likely you will need to hire a state licensed structural engineer to analyze the design and provide additional drawings and calculations required by your building department. If you aren’t sure, building departments typically have a handout they will give you listing all of the items they require to submit for and obtain a building permit.

Additionally, stock plans do not have a professional stamp attached. If your building department requires one, they will only accept a stamp from a professional licensed in the state where you plan to build. In this case, you will need to take your house plans to a local engineer or architect for review and stamping. In addition, plans which are used to construct homes in Nevada are required to be drawn by a licensed Nevada architect.

Best Price Guaranteed

Plan Price $575.00

what's included?

Plan Type

5 printed plan sets and a license to build a single home.

8 copies of the basic package, a single build license and a Cost to Build Report.

For use by design professionals to make substantial changes to your house plan.

For making minor changes to your house plans. This is a set of drawings printed on Vellum or Bond, that comes with a copyright release.

Recommended PDF sets are best for fast, electronic delivery and inexpensive, local printing.

One printed set for bidding purposes only. Not a legal building set.

PDF sets are best for fast, electronic delivery. Not for construction.

Foundation Type

Additional Options
or call to order: 1-800-913-2350

How much will this cost to build?

This plan can be modified!

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