Modern Farmhouse Style with Board and Batten Siding and Gable Roof Lines
The modern farmhouse has become one of the most popular residential architectural styles in North America. The Aubrey floor plan at 1,981 square feet exemplifies why this style has broad appeal. Classic board and batten siding combined with multiple forward-facing gables creates a crisp silhouette that reads as both fresh and familiar. A covered front entry and two-car garage complete the front facade with balanced proportions. The modern farmhouse house plan at 2,496 square feet offers a larger alternative for those needing additional square footage in the same stylistic family.
Modern farmhouse design draws from traditional agricultural building forms while updating material choices and floor plan efficiency. The clean lines and minimal ornamentation keep construction costs predictable while delivering a look that appeals across demographic groups. The Aubrey plan stacks three levels of living space into a relatively compact footprint, making it suitable for suburban lots where buildable area comes at a premium. The 1,981-square-foot size sits near the national average for new single-family homes, which according to the US Census Bureau has hovered around 2,200 to 2,500 square feet in recent years.
The board and batten siding on this plan is typically installed vertically, which draws the eye upward and makes the home appear taller than a horizontally sided structure. This vertical emphasis pairs well with the gable roof lines, reinforcing the farmhouse aesthetic. Material costs for board and batten run approximately $4 to $8 per square foot installed, comparable to standard lap siding but with a distinct visual difference that buyers recognize and often pay a premium for.
Main Level: Open Floor Plan with Great Room, Kitchen, and Dining
The main living level of the Aubrey plan follows an open concept arrangement where the great room, dining area, and kitchen flow together without intervening walls. This layout supports both daily family life and entertaining. The great room provides a central gathering space while the dining area sits adjacent for seamless meal service. A modern farmhouse house plan with an open floor plan and bonus room demonstrates a similar approach with additional flexible square footage.
Kitchen Features and Walk-in Pantry
The kitchen includes a walk-in pantry, a feature that ranks high on many homebuyer priority lists. A well-organized pantry reduces kitchen cabinet clutter and makes meal prep more efficient. Key pantry design elements include:
- Adjustable shelving to accommodate items of different heights from cereal boxes to bulk bags of rice
- Pull-out drawers or baskets for small items and spices that would otherwise get lost on deep shelves
- Countertop space for small appliances that do not fit in the main kitchen, such as a second coffee maker or bread machine
- Lighting on a motion sensor so the light activates automatically when the door opens, reducing energy waste
- Ventilation to prevent temperature buildup in a fully enclosed storage space
Powder Room Placement Considerations
The convenient powder room on the main level serves guests without requiring them to access the upstairs bathrooms. Its placement near the main living areas but out of direct sight lines keeps it accessible yet discreet. A powder room should be at least 20 square feet to feel comfortable, with a toilet and vanity rather than a full bath. The vanity should include a mirror and adequate lighting for guest use. In this plan, the powder room placement near the kitchen and garage entry makes it the most logical stop for anyone arriving from outside.
Rear Deck Access for Indoor-Outdoor Flow
Doors from both the dining space and the great room lead to a generous rear deck. This dual access point means the deck connects naturally to both casual and formal living zones. The deck extends the entertaining capacity of the main level during warmer months. Double doors from the dining area allow for easy serving of outdoor meals, while the great room doors provide a secondary exit that prevents traffic bottlenecks during gatherings.
Deck construction materials range from pressure-treated lumber (most affordable at $15-$25 per square foot) to composite decking (lower maintenance at $30-$45 per square foot). The size of the deck in this plan supports a dining table seating six to eight people plus a grill station. Railings must meet local code height requirements, typically 36 to 42 inches depending on jurisdiction, with baluster spacing no more than 4 inches apart for safety compliance.
Upper Level Bedrooms and Loft Space with Built-In Desk
The upper level of the Aubrey plan houses all three bedrooms along with a loft area. The loft at the top of the stairs includes a built-in desk, creating a compact workspace or homework station without requiring a dedicated room. This efficient use of vertical square footage adds function without expanding the footprint. The loft typically measures around 8×10 feet, which fits a desk and chair with room for a small bookshelf or filing cabinet. The modern farmhouse lakeview plan offers a variation on this bedroom and loft arrangement with different sightline priorities.
Primary Suite with Sitting Room and Walk-In Closets
The primary bedroom spans the rear portion of the upper level. It includes a separate sitting room, which functions as a reading nook, nursery corner, or quiet workspace. The ensuite bathroom includes both a soaking tub and separate shower, giving homeowners options for quick morning rinses or long evening soaks. The dressing area connects to ample walk-in closets with organized storage zones. Two walk-in closets in the primary suite, one for each partner, eliminates the space-sharing compromises that single-closet designs create.
The sitting room adds approximately 60 to 80 square feet to the primary suite footprint. This small space pays dividends in daily comfort by creating a retreat within the retreat. Homeowners use these sitting rooms for reading, breastfeeding, morning yoga, or simply a quiet place to sit while the partner sleeps later. The proximity to the bedroom means it stays warm or cool along with the rest of the suite rather than requiring separate HVAC zoning.
| Upper Level Space | Typical Dimensions | Key Features |
|---|---|---|
| Primary Suite | 14×20 ft plus sitting area | Sitting room, dual closets, ensuite bath with tub and shower |
| Secondary Bedroom 1 | 11×12 ft | Vaulted ceiling, reach-in closet |
| Secondary Bedroom 2 | 11×12 ft | Vaulted ceiling, reach-in closet |
| Loft Area | 8×10 ft | Built-in desk, open to stairwell |
Vaulted Ceilings in Secondary Bedrooms
Both secondary bedrooms feature vaulted ceilings, a detail usually reserved for primary suites in many production home plans. Vaulted ceilings make smaller rooms feel larger and more airy by drawing the eye upward. They also allow for taller windows, which improve natural light and ventilation. The extra vertical wall space above standard ceiling height gives options for artwork or tall furniture placement. The vault adds about $800 to $1,500 per room in framing and material costs but makes a noticeable difference in how the room feels to occupy.
Finished Basement: Flexible Suite as a Private Apartment
The lower level of the Aubrey plan provides a flexible suite of spaces that can serve as a private apartment. This extra living area adds substantial value to the home by accommodating extended family, adult children, or rental income. Finished basements recoup 70 to 75 percent of their cost at resale according to Remodeling magazine cost vs. value reports, making them one of the better return-on-investment home improvements available. The modern farmhouse house plan with front porch and loft at 2,788 square feet shows how bonus spaces integrate into a larger overall design.
- Egress window requirements for basement bedrooms must meet local building code minimums for emergency escape. The typical requirement is a minimum opening area of 5.7 square feet with a sill height no more than 44 inches above the floor.
- Separate entrance considerations apply if the space will function as a rental unit. A walkout basement or bilco door access gives tenants independence without passing through the main home.
- Plumbing rough-in for a future kitchenette or wet bar adds resale value even if not finished immediately. The cost to stub out plumbing during initial construction is a fraction of retrofitting later.
- Sound insulation between floors reduces noise transfer from the basement apartment to the main living level. Rockwool batts in the joist cavities and resilient channel clips help decouple the ceiling assembly.
Basement Finishing Cost Considerations
Finishing a basement costs less per square foot than above-grade construction but still requires careful budgeting:
- Framing and drywall: $7-$15 per square foot depending on wall complexity and ceiling height
- Flooring: $3-$8 per square foot depending on material choice, with vinyl plank and engineered wood being popular options for below-grade installations
- Electrical and plumbing: Varies heavily based on fixture count and layout complexity, budget $2,000-$8,000 for a basic finish
- HVAC extension: $2,000-$5,000 depending on ductwork requirements and whether the basement includes a separate zone
| Finishing Phase | Cost per Sq Ft | Timeline |
|---|---|---|
| Framing and insulation | $5-$8 | 1-2 weeks |
| Electrical and plumbing | $4-$10 | 1-2 weeks |
| Drywall and finish | $4-$7 | 2-3 weeks |
| Flooring and trim | $5-$10 | 1-2 weeks |
Moisture management is the single most important factor in basement finishing. A vapor barrier, sump pump with battery backup, and proper grading around the foundation all protect the finished space from water damage. Skip any of these, and expensive finishes may need replacement after a single heavy rain event.
Window Seat and Storage Nooks on the Upper Level
A thoughtful window seat on the upper level adds charm while serving as a reading nook or landing zone for putting on shoes. Additional storage nooks and shelves throughout the plan help maintain organization without requiring bulky freestanding furniture. These small architectural details differentiate a custom-feel home from a production builder basic plan. The window seat, built into the primary suite, creates a defined zone within the room that adds character without consuming floor space that would otherwise be difficult to furnish.
The built-in desk in the loft area and the window seat share a similar design philosophy: they use otherwise wasted space for specific, useful functions. The modern farmhouse house plan with open floor plan and Jack and Jill bath layout takes a comparable approach to built-in features, adapting them to a different architectural vocabulary. When reviewing house plans, homeowners should look for these value-added details that make daily life more convenient without requiring additional square footage.
Garage Access and Entry Organization
The attached two-car garage sits just off the kitchen, making grocery trips and daily arrivals practical. In the Aubrey plan, this direct garage-to-kitchen connection means fewer trips through formal spaces with bags and boxes. The absence of a dedicated mudroom on this plan means homeowners may want to add hooks, cubbies, and a bench along the garage entry wall to create a de facto drop zone. A well-planned entry organization station includes:
- Bench with shoe storage underneath for daily footwear changes
- Wall hooks at multiple heights for adults and children
- Small shelf or cubby for keys, mail, and bags
- Durable flooring material such as ceramic tile or luxury vinyl in the entry transition zone
- A wall-mounted charging station for devices to live in one place rather than scattered through the house
The mid-century modern house plan design takes a comparable approach to built-in features, adapting organizational details to a different architectural vocabulary. Whatever the style, the principle remains the same: plan for the way people actually arrive and depart rather than treating the entry as a purely decorative space.