And I should probably mention that I plan to achieve a 2500 sq ft house with extensive porches/balconies for only $200k to $250k by doing much of the finishing myself. I am quite capable of doing just about everything if the builder will give me a drywalled, wired, and plumbed shell - I can do the floors (wood & tile), kitchen (IKEA cabs, granite tile countertops, tile backsplash), molding, and probably a lot of the bathrooms (I've never done a shower pan, but I can install toilets, counters, sinks, etc.). But is a $250k - $300k house (including sweat equity) on a $200k lot a good proportion? One poster mentioned that a 2500 sq ft house on a $450k lot would obviously be out of whack, but is there a general rule of thumb as to how much to spend on a lot vs the house itself, considering that waterfront lots are so expensive? Some measurements, for those interested: Garage: 21' depth x 26' Kitchen: 15' x 7.5' w Living: 15' x 19' Dining (as pictured): 15' x 8' (minus bayed corners) Downstairs bedroom: 13.5' x 12.5' Downstairs bedroom's bath: 5' x 10.5' Upstairs bedroom: 13' x 13.5' Office/Nursery/SittingRoom: 14.5' x 11' (minus bayed corners) MBR: 15' x 19' (minus angled closet) Guest bed: 14' x 10.5' Guest living: 11.5' x 17' (max dimensions - room somewhat odd shaped) All doors are 36" Stairway is 36" wide Upstairs hallway is 45" wide Balcony is 8' wide at all points except where office/dining bump out. All columns (interior & exterior) are 12" x 12" square All walls are 6" thick as modeled. I probably need to make the exterior walls thicker (especially if I want to try ICF or similar). Roof is standing seam metal, though wind-resistant tiles would be an option. There is no fireplace. I currently live in TX, and have lived in FL before - I don't need/want one. The 'blank' living room wall is my home theater screen (front projection), and a fireplace would just get in the way). Here's a link to a design that at least partially inspired mine: ePlans Charleston Row Style Though I borrowed some elements (courtyard/pool layout, angled MBR closet wall), my plan significantly rearranges the floor plan for efficiency, and trims about 400 sq ft (assuming you believe their numbers, which may not even include the guest house 'bonus' space). I also get a downstairs bedroom with private bath, a bigger / better defined 'guest house', a connecting balcony, and hidden stairs (a pet peeve of mine, I don't want to see the stairs when I walk in unless they are some big masterpiece). I will play with the model, and see what kind of closet I can get for the MBR without the angled wall - it does bug me. I will also see what it looks like if I bump out the dining wall all the way to the porch edge. One wouldn't be able to walk all the way from the front gate (between the garage & the main house) to the back of the porch, but that might not be a bad thing either - makes the back porch more private. I think...

2300 sq feet is a nice size for a family of 4 or 5, assuming a functional layout (which I think you described). So, I still think it really doesn't have any defect that would make it a poor decision for you (and your dad) if you are ready to make a move/purchase decision at this time in your life.

The plan is well worked out but there are some minor issues. I would flip the power room so the door is farther from the entry area and there is less of a view of the toilet when the door is open. That allows the vent stack a more direct route through the second floor too. The wall that contains that stack should be thicker. Is the fireplace gas? If so, the vent should be shown through the wall or passing through the second floor. Perhaps the pocket door in the hall could be closer to the entry so the basement stair door would be in the back-of-the-house and the hall shorter. The end view of the desk should be carefully designed since it will be in full view of guests at the dining table. On the second floor you might try to rearrange the bathroom and laundry (?) so the toilet and lavs are not against the wall of bedroom #3. The same goes for the master toilet. I would round the prominent corner of the first step of the main stairway. If the windows are double-hungs, I would put a bit more space between them; tight mulled windows is another detail made possible by modern manufacturing methods and it loses a lot of traditional charm. Even if the windows are casements I would avid putting a mullion at the center of the sink. An awning window will work better there. The wall between the living room and the dining room across from the entry corner will be an awkward finish/decorating challenge.

Hello Everyone, My SIL told me about this forum and I have learned so much, thank you all. We are taking out an outside wall to make more room in the kitchen. I would really appreciate any comments or advice any of you may have regarding my kitchen plan. There are only two wall cabinets, one on either side of the hood. I've planned full height cabinets between the wall oven and the refrigerator. The skinny cab on the other side of the fridge is also full height. I've been using a wonderful book "1001 Ideas for Kitchen Organization," by Joseph R. Provey, to identify cabinet hardware to make the most use of the deep space. The countertop surrounding the sink I want to be Indigo Richlite. Backsplash is tile. The countertop betweek the cooktop and wall oven I want to be tile. And the countertop on the far right I'd like to be butcher block for yeast and pasta doughs. The cabinets are to be a natural maple. The table and chairs at the top of the drawing are to be an area for breakfast, lunch, and suppers in the summer. It's nice and cool all day on that side of the house. It should also be a wonderful spot for me to do meal planning. I want to put all my cookbooks in the bookshelf there. The table and chairs at the right are the dining room. I wanted to just move it to the new area but DH thinks it may be too cold in the winter with all those windows. Also, neither of us can think of another use for that area. Thanks very much for your help, Image link: