WDYT of these floor plans?

[spunkarella]

We are still just browsing and thinking, but these plans are offered by a builder in our area with a great reputation. We are trying to decide between new construction (if we can get close to exactly what we want in our price range) or an existing home that would meet most of our needs and wants. 

For the first, we would leave the bonus room unfinished for now and expand the master bedroom shower along the closet wall. I wish it had more kitchen counter space, and a few more walls in the main living area for furniture and decorations. I do love the openness, though, and realize it is tough to have it both ways. Do you think it would be difficult to move the fireplace to the adjacent wall? With built-ins surrounding the fireplace, I would have a place for more decorations and could see the TV from the kitchen. 

www.frankbetz.com/homeplans/plan_info.html?pn=3708&vw=3

For the second, we wouldn't change much. We would go with the 4th bedroom option and get rid of the door between bedroom 2 and the bathroom for more wall space. If possible, we would expand the master shower by making the closet smaller. DH and I dream of a giant glassed in tile shower. I like that this one has walls! I don't like the small shower and having to build all 4 bedrooms now, instead of having the ability to add the 4th if we need it later. 

www.frankbetz.com/homeplans/plan_info.html?pn=1037&vw=3

[tarheels]

They're both great plans. I like them a bunch. (Are you in the TN/NC/GA area? Betz's plans are really popular in that area and I'm pretty sure I've been in both of these plans IRL.)

I think for me it comes down to how private you want/need the master to be. Do you/will you have little children and you want them right outside your door? Or do you want the privacy of the bedroom on the other side of the house?

If bedrooms don't matter and #1 actually comes with a porch IRL, I think that's the tie breaker for me

[spunkarella]

Yep, I'm in that area! There are actually a few different builders in town that offer his plans. I didn't realize they were so popular!

We don't have kids, but plan to have one or two in the next five or so years. I'm not sure what my preferences will be for privacy vs. having the nursery close by. It's not something I had really considered, so thanks.

A porch would be a must for #1! I think that a swing might even fit on the left side where it's a little wider! And I can hang ferns in the opening in front of the dining room window. Swoon.

[countthestars]

I much prefer the second plans for a few reasons - the foyer is more well-defined, I like that the laundry is a little further from the dining area, bedrooms are slightly bigger (excluding master), closets are walk in.

Few things to think about:
- The coat closet in the first is in a weird place, but I don't really see a better place for it. Coat closet in the second is okay but small and far from foyer. I don't love guest coat options for either.
- There isn't a ton of "stuff" storage in general - where will you keep your vacuum and cleaning supplies? Shoes?
- I don't love that neither has a "guest" bath that isn't a bedroom bath.

[spunkarella]

Those are some good points. I do like the bigger bedrooms of the second house. The rest of the items are no big deal to us, but good things to consider for resale.

We rarely (never?) use coat closets for guests because we are classy like that and don't live anywhere that heavy winter gear is needed. If necessary, we just lay the coats on the back of dining chairs or on a spare bed, and this is totally normal in our circle. Our cleaning supplies and vacuum would end up in the coat closet.

For the second house, the bedroom on the left side would be a guest room/office so that bathroom would not be used by kids. Not having a dedicated guest bath would be a small downside of the first plan, but not a big deal to us.

[mollybrown]

I prefer the second plan. I like that the dining room is across from the kitchen, and that there appears to be a coat closet at the garage entrance. It would be weird to me to have to carry food down the hall to the dining room.

[TBM]

I prefer the second plan. One reason is the foyer, but it is the kitchen that did it for me. The fridge blocking the doorway in the first one would drive me crazy.
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[prazenjc]

i love the 2nd floor plan. it would very much work for what my family will be looking for soon.

[sillygoosegirl]

In a lot of areas, you can get a better location by buying an existing house, and I think that is far more important than getting to customize the floor plan and other details.

However, between these 2, I think I prefer plan 2, but I would swap the kitchen and dining room to make one oversized eating area. I don't know anyone who regularly uses two eating areas, and 12 x 12 can get filled up really fast at holiday dinners. The door to the kitchen becomes counter with storage below and a window above. I would replace the island with a bar facing the eating area, and I'd move the pantry into the laundry room and stack the W/D to make space for it (or maybe leave the panty in the kitchen and add a utility sink in the extra space from stacking).

If it is a woodburning fireplace, you should move it to the wall to the master bedroom, as chimney's work better when they are closer to the center of the house. Plus, then you could put a fireplace in the master bedroom on the same chimney.

I would go for the optional openings on bedroom 4 to the family room, but I would use it as an office/den, and maybe put French doors on it.

[bunch]

We built a frank betz plan and were very happy (springhaven). I think you could definitely move the fireplace to the other wall and add built ins. That's exactly what we did and it also allowed us to vault the ceiling toward the fireplace, which was a must for me. Here's a pic from the kitchen/breakfast room.

[minniebee]

I definitely prefer the kitchen layout in house 2. And, having a 3rd bath is really nice. With a 3rd bath, you get one for yourself, one for future kids, and one for guests. With the 4th bedroom done right away, you're set for the family to expand and wouldn't grow out of the house for awhile.

However, I like the privacy of the master in house 1, and I really like that there's an exterior door to get to the patio/deck from the master in house 1. Closet space for bedrooms 2&3 seems small in house 1, though. Overall, house 1 might start to feel tight after adding kids to the family.

I think I would sacrifice the master suite privacy in house 1 to get the added living space and storage space of house 2.

[spunkarella]

bunch I love that! So pretty. I just checked out your plan and noticed you have a 10x12 dining room. I have a hard time visualizing what would fit in a space around that size. We have a rectangular table that seats 6, and a china cabinet. Would that be too much furniture? Do you have pics of your dining room?

[bunch]

We actually built ours without the column, so it was easy to spread into the foyer with seating. We only had a table, but it was large and held 4 more chairs than pictured. I think a 12x12 could have also held a china cabinet with an open plan. Shield your eyes

[spunkarella]

That looks plenty big. Thank you!

[april37]

I like the 2nd plan a lot more. The biggest deal breaker for me about plan 1 is that the enterance to the master is off of the breakfast area. I would not like having to walk through my kitchen area in order to get to another room.

[lb2006]

I live in NC and wanted to chime in - our last house was similar to the first floor plan, but with a 4th bedroom & bonus. I HATED that our bedroom was right off the kitchen. I loved everything else about our house, BUT the master being off the kitchen. I felt like i kept our door closed any time we had company over for folks looking in. Then we had our contractor build a small hallway into our bedroom, so folks couldn't see in, gave some privacy