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| Order Code: 00WEB |
Garage-Living Plan 102138
sq ft
1262beds
2baths
2.5bays
2width
26'depth
42'
Thumbnails: ON | OFF
Quick Specs
1262 Total Living Area192 Main Level
1070 Upper Level
2 Bedrooms, 2 Full Baths, 1 Half Baths
2 Car Garage
26'0 W x 42'0 D
Quick Pricing
PDF File: $1,515.003 Sets: $1,655.00
CAD File: $2,515.00
Plan Pricing from $1,515.00
Plan Pricing
Available Foundation Types:
Available Exterior Wall Types:
Prices subject to approval prior to fulfillment.Specifications
| Total Living Area: | 1262 sq ft |
| Main Living Area: | 192 sq ft |
| Upper Living Area: | 1070 sq ft |
| Garage Area: | 866 sq ft |
| Garage Type: | Drive Under |
| Garage Bays: | 2 |
| Foundation Types: | Slab - * $450.00 Stem Wall Slab |
| Exterior Walls: | 2x6 |
| House Width: | 26'0 |
| House Depth: | 42'0 |
| Number of Stories: | 2 |
| Bedrooms: | 2 |
| Full Baths: | 2 |
| Half Baths: | 1 |
| Max Ridge Height: | 27'1 from Front Door Floor Level |
| Primary Roof Pitch: | 6:12 |
| Roof Framing: | Unknown |
| Porch: | 42 sq ft |
| FirePlace: | Yes |
| 2nd Floor Laundry: | Yes |
| Main Ceiling Height: | 8'8 |
| Vaulted Ceiling: | Yes |
Special Features:
Associated Styles:
Plan Description
Two-Car Garage Apartment Plan with Reverse Living
A versatile two-car garage apartment plan designed for homeowners who want generous garage space combined with a comfortable and fully equipped living area. Featuring modern farmhouse architecture with warm rustic details, this distinctive design can serve as a compact primary residence, a small cabin, a cottage, a guest house or a complementary building on an existing property.With the main living spaces located above the garage, this carriage house features a reverse living design that takes advantage of elevated views. This layout is especially well suited to waterfront properties, mountain settings, wooded lots and scenic natural environments. By placing the kitchen, dining area and living room on the upper level, the design allows homeowners and guests to enjoy more expansive views and abundant natural light throughout the main living spaces.
The first floor includes a spacious 866 sq. ft. two-car garage, providing plenty of room for vehicles, recreational equipment, bicycles, outdoor gear, tools and seasonal storage. This generous garage is particularly practical for a cabin or cottage, where additional space may be needed for kayaks, paddleboards, snowmobiles, all-terrain vehicles or other recreational equipment.
In addition to the garage, the first floor offers 192 sq. ft. of finished living space. A practical entrance with built-in storage creates an organized transition between the garage and the living areas. This level also includes a full bathroom, a mechanical room and a private home office.
The office provides a quiet workspace separate from the main living area and opens directly onto a 16' x 12' covered patio. Protected from the elements, this inviting outdoor space can become a comfortable lounge area, a peaceful place to work or a relaxing spot to enjoy the surrounding landscape. Depending on the homeowners’ needs, the office could also be used as a study, hobby room or flexible multipurpose space.
Upstairs, the 1,070 sq. ft. garage apartment offers a bright and welcoming open-concept layout. The kitchen, dining area and living room flow naturally together, creating a comfortable setting for everyday living and entertaining. The functional kitchen features a large central island that provides additional workspace and casual seating while encouraging conversation between family members and guests.
The living room creates a warm focal point with its cathedral ceiling, fireplace and built-in seating. Generous windows bring natural light into the open living area while highlighting views of the surrounding property. From the main living space, a large 16' x 12' upper-level balcony extends the home outdoors and provides an ideal setting for morning coffee, outdoor meals or quiet evenings overlooking the water, mountains or natural landscape.
The upper level includes two bedrooms, making for a practical option for a couple, a small family or visiting guests. The comfortable primary suite features a walk-in closet and a private bathroom with a separate tub and shower. The second bedroom is conveniently located near another full bathroom. A dedicated laundry area is also positioned close to the bedrooms for added everyday convenience.
One of the greatest advantages of this design is its flexibility. As a garage apartment plan, it combines valuable storage and parking with a complete independent living space. Built on a waterfront or mountain property, it can become an inviting small cabin plan or cottage plan designed to make the most of scenic views. It may also serve as a compact primary home for homeowners who prefer efficient living without sacrificing garage space, comfort or architectural character.
On an existing property, it could provide a welcoming guest house for family and friends or a separate living space that combines a garage, home office and private accommodations. Its thoughtful layout creates a natural separation between the garage and the primary living areas while maximizing the benefits of an elevated floor plan.
With its modern farmhouse exterior, warm rustic character, bright open-concept interior and generous two-car garage, this plan offers a distinctive solution for a wide variety of projects. Whether envisioned as a primary residence, waterfront cottage, mountain cabin or guest house, this adaptable garage apartment plan brings together functionality, comfort and a strong connection to the surrounding views.
What's Included?
All our house plans include:
-4 elevations
-Foundation plan
-Ground floor plan
-Upper floor plan (if applicable)
-Roof plan
-Truss diagrams and building sections (manufactured trusses required – no structural details included)
-Construction details
-Typical wall section
NOT included:
-Engineering
-HVAC (Heating, ventilation and air conditioning)
-Electrical and plumbing plans
What's included in our house plans detail
BCIN # for Ontario customers is available at an additional charge
-House plans with or without garage and / or apartment $300
-Multi-unit plans $400
-All other plans $150
-Garage plans with NO heating elements, $200 charge for BCIN
If you are purchasing a BCIN number for Ontario customers, and wish to purchase the PDF, a copy per Ontario rules must be mailed as well. There is no charge for the actual copy, but shipping on the copy must be purchased.
-4 elevations
-Foundation plan
-Ground floor plan
-Upper floor plan (if applicable)
-Roof plan
-Truss diagrams and building sections (manufactured trusses required – no structural details included)
-Construction details
-Typical wall section
NOT included:
-Engineering
-HVAC (Heating, ventilation and air conditioning)
-Electrical and plumbing plans
What's included in our house plans detail
BCIN # for Ontario customers is available at an additional charge
-House plans with or without garage and / or apartment $300
-Multi-unit plans $400
-All other plans $150
-Garage plans with NO heating elements, $200 charge for BCIN
If you are purchasing a BCIN number for Ontario customers, and wish to purchase the PDF, a copy per Ontario rules must be mailed as well. There is no charge for the actual copy, but shipping on the copy must be purchased.
Modifications
Plan modification is a way of turning a stock plan into your unique custom plan. It's still just a small fraction of the price you would pay to create a home plan from scratch. You will receive a FREE, no obligation, modification estimate to get exactly the home plan you've been dreaming of. Simply contact the modification department 1 of 3 ways:
Call 866-465-5866 and talk to a live person that can give you and FREE modification estimate over the phone!
Email Us - Please Include your telephone number, plan number, foundation type, state you are building in and a specific list of changes.
Fax: 651-602-5050 - Make sure to include a cover sheet with your contact info. Make attention to the FamilyHomePlans.com Modification Department.
Call 866-465-5866 and talk to a live person that can give you and FREE modification estimate over the phone!
Email Us - Please Include your telephone number, plan number, foundation type, state you are building in and a specific list of changes.
Fax: 651-602-5050 - Make sure to include a cover sheet with your contact info. Make attention to the FamilyHomePlans.com Modification Department.
Cost To Build
What will it cost to build your new home?
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- INTERACTIVE: Instantly see how costs change as you vary design options and quality levels of materials!
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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.
