2 Bedroom Barndominium Floor Plans
Coffee for two on the front porch, and a second bedroom ready for whoever comes to stay. These five 2 bedroom barndominium floor plans keep the whole house on one level. Each has two bedrooms, two baths, a kitchen open to the living room and a walk-in pantry, with a covered porch at the front. Beside the house, take your pick: nothing, a garage, a garage with a carport, or a garage with a shop. Each is a complete design plan set, in steel or wood, from $149, and more are on the way. Pick the plan that fits your days, then decide which end of the porch gets the morning sun.
Informed by the IRC (USA) and NBC Part 9 (Canada); designed for standard PEMB construction. Room areas are conditioned square feet; garage, shop and porch areas are stated separately on every plan page.
What sets the five plans apart
Four of the five add a mud room and a porch at the back; the Slate keeps to one porch and no mud room. What changes most is the building, from 40×40 to 50×95. Then what sits beside the house: nothing, a garage, a garage with a carport, or a garage with a shop.
The Slate, 40×40×12, is the smallest, at 1,469 conditioned square feet (the heated and cooled rooms, not a garage, shop or porch). It puts a bedroom and a bath at each end of the house, with one porch, 40 ft across the front, and no garage. The Glen and the Bramble share a 40×50×12 building and take it different ways. The Glen has no garage: 1,853 conditioned square feet, an office by the front door, and 36 ft of porch front and back. The Bramble trades some of that house for a one-car garage with a 12′ × 24′ carport beside it: 1,548 conditioned square feet. The Alder, 40×60×12, has 1,653 conditioned square feet, a two-car garage, and a master bedroom with its own door onto the rear porch. The Forge, 50×95×12, is the largest, at 1,893 conditioned square feet. Its 25′ × 50′ shop has its own overhead garage door and is open to a 30′ × 50′ two-car garage. Porches run 40 ft front and back.
What changes the build cost
Every listing shows the plan's build-cost range, the figure its own page prints. It counts the building and putting it up, the foundation and the inside finish, with you as your own general contractor, plus an allowance for site work, utilities, driveway and septic. It leaves out land, financing, sales tax and landscaping. Hiring a general contractor adds about 15 percent.
Two things move the number most: the size of the building, and how much of it is finished living space. A garage or shop is not finished to the same level, so it costs less per square foot than the house. That is why the Alder, with 1,653 conditioned square feet and a two-car garage, shows the same range as the Glen, with 1,853 and no garage.
Common mistakes when comparing two bedroom plans
Counting the garage as living space. Every figure here is conditioned square feet; each plan's page lists the garage, shop and porch areas apart from it. A 50×95 building with 1,893 conditioned square feet is not a 4,750 square foot home.
Choosing by footprint alone. The Glen and the Bramble are one building with different rooms; you live in the layout, not the size.
Forgetting the porches. They run from 320 square feet on the Slate to 640 on the Forge.
Taking a room size as the finished room. Room sizes on each plan page are before the outside wall is taken off, so a room on an outside wall ends up a little smaller. The detail floor plan prints the finished sizes.
Frequently Asked Questions
How big is a 2 bedroom barndominium?
In this set, 1,469 to 1,893 square feet of conditioned space, on buildings from 40×40 to 50×95 with a 12 ft eave (the height of the outside wall) over the house. The Slate is smallest, the Forge largest. Garage, shop and porch square feet are counted separately, so a plan with a shop reads smaller than its building suggests.
What does a 2 bedroom barndominium cost to build?
Each plan's listing shows its build-cost range. It covers the building and putting it up, the foundation, the inside finish and an allowance for site work, with you as your own general contractor. It leaves out land, financing, sales tax and landscaping. It is a rough estimate, not a quote; costs vary by region by 15 to 25 percent.
Can I build these plans with any builder?
Yes, in steel or wood. In steel, any metal building supplier can quote the home as drawn; their engineer provides stamped steel building drawings, an anchor bolt plan and the loads. In wood, a framer and a truss manufacturer can quote from the wood set; the truss manufacturer's engineer stamps the truss drawings. Your local structural engineer designs the foundation.
What do I get for $149?
Eight pages in one PDF, sized to print at 24 × 36 inches: cover sheet and legend, presentation floor plan, detail floor plan, schedules (the door and window lists), roof plan, exterior elevations (a drawing of each outside wall) and the license page. Plans priced at $199 carry the same pages. These sets are for design and estimating, not construction.
Are all of these plans single-story?
Yes. All five are single-story homes with two bedrooms and two baths on one level. Every plan is designed and informed by the IRC (USA) and NBC Part 9 (Canada). All five have vaulted ceilings over the kitchen, the living room and the master bedroom. Each plan page lists the flat ceiling height in the other rooms.
Do all of these plans have a garage?
No. The Alder and the Forge have a two-car garage, and the Bramble has a one-car garage with a 12′ × 24′ carport beside it. The Glen and the Slate have neither. The Forge also has a 25′ × 50′ shop with its own overhead garage door. Its eave steps up to 14 ft over the garage and shop.
Price the building first
Prefer to price the building itself first? These BuildingsGuide kit pages are the closest fit for a two bedroom home. The quote form asks for the building size, which every plan's specifications list.
