I have had clients come to me with a house design and wanted me to tweak it to better fit their site. I would tell them I would do that, but also come up with a design that fits their site even better. When I showed them the two designs, they would be so bought into the design they found that they could bear to select my design even though they admitted it fit the site better.

I think there is a danger in looking at canned plans in that the constant bombardment of the typical suppresses creativity, and people settle for the ordinary rather grasp the full potential of what can be.

My sister built a beautiful home from an online design that had an almost perfect floorplan, but completely wrong exterior. Her builder was able to alter the exterior to be what she wanted and was able to make the minor alterations to the floorplan to make it exactly what she wanted.

She didn't need to hire an architect.

A lot of this depends on what people want and value. Flat lot, not a lot of restrictions, canned plan fine. Sloped lot, city with height restrictions and more, pipe dream for canned plan. Our custom home has many details that are specific to our site and many others that are super common on most homes like ours. Open concept main floor. Bedrooms upstairs with bathrooms. Rec room in basement etc. There is a reason lots of plans have similarities, because lots of people expect something quite similar. The thing a custom plan gets you is the extras that are site specific.

I’m very jealous of your low build cost. That sounds unimaginable here.

The first issue to resolve is how much of the floor area and which spaces can be on a second floor? I thought the OP mentioned a one story house but now I can't find it.

Oh yes I was not suggesting they do what we did just our experience. I’m sure there are wanted layouts for single floor homes too

"She didn't need to hire an architect."

Owners of McMansions didn't need to hire an architect either.

I found the reference to a one story house:

"due to my disability, we need the majority of our house on the main floor or all on one floor, so many plans fitting those [historic] styles don’t work."

This is the central design conundrum and it's unlikely to be resolved by modifications to a stock design by a builder or drafter. This will require some serious work by an experienced and skilled designer whether licensed as an architect or not.

Such people are rarely cheap but search for local sole-practitioners by googling "architect" or "house designer" and your zip code.

I looked at the COOLhouseplans example and saw that the depth of the one story, 4 bedroom house prevented it from having any recognizable architectural style other than rambling vernacular or what is commonly called a Modern Farmhouse.

I don't think the width of your site would allow a garage to be in the rear of the house anyway.

Also, be aware that at $160/s.f. there would only be about $67,000 available for the covered porches and the large attic spaces (even if they will not be finished or occupied) and the garage/carport.

For inspiration look at this North Carolina architect's work: https://www.jamescollinsarchitects.com

Mark many home owners are completely content in their McMansion and it serves their family just fine. Architects cringe and design buffs are horrified but who cares if they like it?

Who you should care about is the OP who said, "I detest the “McMansion” look with complex rooflines and the newer “modern farmhouse” homes with multiple front gables."

Don't hijack the thread.

It doesn't help the OP for members to take cheap shots at architects. I've witnessed these silly attacks for 15 years and they've cost the forum many skilled and generous architects. Offer your advice and leave the other members alone.

Who offered cheap shots at architects? If you mean me perhaps read what Mark wrote again.

There is space for many ways to build. Clearly there are benefits to each that everyone needs to weigh and decide for themselves. OP knowing what they want and don’t is already ahead of others. If they end up with a canned plan that works with tweaking that’s a great outcome for them. If they realize their needs are more unique and that they might need more custom that’s also a great outcome for them. People in this thread are sharing both experiences and the OP can see that.

If we cannot debate, on a post that is asking about house plans, the benefits and drawbacks of plans, modifying plans, custom work and so on, then it makes no sense. The entire thread is about the OP trying to figure out their options.

@Mark Bischak, Architect

"She didn't need to hire an architect."

Owners of McMansions didn't need to hire an architect either.

I wouldn't consider my sister's home in the McMansion category. She likes Tudor style and this is what her builder created from an online plan that was originally a Mediterranean style exterior.

I know you will find something negative to say - you always do when someone says that they didn't use an architect, but her home was selected by the local builders and realtors as the best new build in the county the year it was built. I think that speaks to the beauty of the design.

Why would you hijack a thread over something so petty? It was one of the few worth responding to.

@ Jennifer Hogan I think your sister’s home is an example to the OP of one option. A way someone can take something and make it theirs and be happy with it.

@WestCoast Hopeful - Exactly, it is an option. Hiring an architect is another option, but it isn't the only option.

"due to my disability, we need the majority of our house on the main floor or all on one floor, so many plans fitting those [historic] styles don’t work."

This OP has special needs that will not be found in a canned plan. The OP should absolutely find a designer or architect who can help design a house for any current and/or future issues they may have with their disability and their lifestyle.

Spending $10,000 (give or take) for a talented architect or designer on your "forever" house if it helps you live comfortably in your house for 20-30 years is priceless.

Do the math. If your architect costs you $10,000 to design a space that will work now and in the future and you only live in the house for 20 years, that only will cost you $500 a year or $41.66 a month for every month you live in the house.

My mother used to have saying. Don't be penny wise and pound foolish.

I agree CP this added layer makes it more of a challenge.

BTW OP, I designed my house which has the feel of a traditional craftsman to work in case of any future disabilities. A good designer can do that too.

Choosing a stock plan and having an architect, home designer, builder, drafter or student modify it to emulate a particular historic style is not a feasible option for this project because the desired floor area is so large relative to the 78 ft width of the chosen site. For example, the COOLhouseplans stock design is about 68 ft wide, the site is 78 ft wide and the carport is at the rear of the house.

Before searching for a stock plan to modify, it will be necessary to carefully study the effeciency of the space program and to determine appropriate vehicular access, garage/carport location, house orientation, and maximum plan width. Many have been able to do that with the help of the forum given enough information.

After that would be the time to find a stock design and to then wrestle with making a wide and deep one story house look like a 1 1/2 or 2 story house within a tight budget. For that you would be wise to seek help.

I believe the person you need to help you should have a level of experience and knowledge of historic styles not often found in builders or homedesigners but its not impossible as others have testified. Even if you decide to hire an architect, it would not be easy to find the right one.

It doesn't help the OP for members to take cheap shots at architects. I've witnessed these silly attacks for 15 years and they've cost the forum many skilled and generous architects.

Agree here. There's a definite negative collateral effect when architects get disparaged here, at least when it comes to this architect.

Many evenings as I sit in my recliner watching TV when I can't find a crossword puzzle, I like to doodle solutions to some of the dilemma's here. Some go nowhere and some I know are pretty good and "hit the nail on the head". Most fall somewhere in between. It's fun because there's no pressure while providing a little creative exercise for me.

Some I go ahead and post but if there's a third party remark knocking architects and their creativity I often pass on posting a creative solution and the drawing goes out with the trash.

I just noticed that the OP said she knew the "lot dimensions" but then listed the "buildable area" as 78 ft wide. What does that mean? Is there an unbuildable space/side yard where a driveway might be allowed or is there a physical obstacle there?

If there's a space wide enough for a driveway and a turn into the carport, it might be possible to build a modified version of the COOLhouse plan with a modified exterior design.

Again, who is disparaging architects? People are posting experiences that show stock plans, modified plans, and custom plans and why they did or did not work for them. Saying someone successful built a home without an architect isn’t disparaging them. Saying they built with one and have a lovely custom home isn’t saying you can’t build with a stock plan either.

Posting a pretty terrible McMansion as a ”derived” historical style 🙄 does nothing to endear either the OP, architects, or architectural enthusiasts, to the idea that DIY design can produce acceptable results. Its a humblebrag backfire of gigantic proportions.

"Keep looking for a local architect. Expand your definition of "local" until you find one that fits your budget. Most likely a sole practitioner."

Hiring an architect is not the only option, but it is a route that gives you the best chance for success.

A lot depends upon your design expectations for your home. Many things I see in houses designed by, say tract builders, contain features that are bad design but they are seen so often they are accepted as normal, such as brick only on the front facade, shutters that are too small cover the window, a series of arched windows where the arch is not aligned, a fake arched brick lintel over a rectangular window, floating fake masonry with no visual means of support, poor spatial relationships, large expanses of exterior siding, and the list goes on and on. It is almost as if the canned plan designers make these errors to allow others to make money on fixing them. If you are okay with a house that make some people cringe and doesn't quite fit the site and you are willing to adjust to the quirky layout that checks most of the boxes, then a canned plan may be the route to take. But I do not encourage people to be good, I encourage them to be great, to do the best they can. Building a home is opportunity to do something great.

Another great historical southern architectural style is the Raised Cottage, a small scale plantation type design found in Louisana and neighboring states.:

Here is the architect for the one above

https://aljonesarchitect.com/portfolio/

This one is in South Carolina by Historical Concepts Architecture and Planning of Atanta and New York. Check out the stunning interior photos.

Picasso is said to have said "Good artists borrow; great artists steal." If you're not going to hire an architect you can still use their ideas.

No architects were harmed in the gathering and presentaion of this information.

Verbo I don’t think Jennifer posted saying OP should build what her sister did. Just to share how her sister was happy with end result of taking a plan to builder to be modified. As in the process went well for them. Some may not like the result but it sounds like her sister does so that’s what matters.

I hope Sarah finds something she loves. I suspect it will come by working with someone to meet her specific needs as mobility adds another layer. Good luck OP!

If you cannot afford to design it properly, then it might not be the house for you at this time. All design starts with the budget. Adjust your expectations to fit within yours and do not tie yourself into an emotional knot by believing this is your "forever home". Find a quality layout, a quality builder and use quality products. Don't beat yourself up if you cannot achieve all the bells, whistles and costly custom classical details you want for the look of it at this time. Forever is a long time and you might someday have the budget you need for the dream home.

It wasn't the statement that someone was pleased with their builder's design modifications that was offensive; it was the unnecessary addition of a statement clearly intended to disparage the use of an architect. It reminded me of the "We don't need no badges" scene from the Treasure of the Sierra Madre.

https://www.youtube.com/watch?v=VqomZQMZQCQ

Fair. I suspect the lens of an architect reads comments differently than the lens of a homeowner who has used stock plans. Perhaps all of us read things with our own bias and feelings at play.

It looks like it might be possible to put the roof of the Raised Cottage from Historical Concepts:

on top of COOLhouseplan design #56710 like this:

There could be dormers or not; the roof trusses could be "attic trusses" creating a usable central space or not.

If there is no basement, the basement stair could be removed.

I assume there is space for a driveway and carport apron on the left side.

The roof could be metal or asphalt shingles.

The plan could be tuned up or left alone (I no longer critique plans).

I believe this approach could save money and create a stunning historic southern house.

Well said

"I can't imagine there are many people who wouldn't want a home that was specifically designed to meet the specific needs of their family, but this is simply not realistic."

You should get out more. I do not think I have designed a home for anyone in what you call "the 1 percenters", but I may have, I never asked them. I can tell you that 100% (since you like statistics) of my clients have positive attitudes and manage their money well.

I think there is a huge misconception on costs for custom design work for sure. It is far less expensive than most people believe and in the big scheme of a house build adds a lot. For those that prioritize it I doubt they are disappointed often. There is definitely a range though. When we met with design professionals we had quotes from $20k-100k for same scope of design work.

I have to raise my rates.

You probably should Mark! You are clearly very well versed in your field. I’m not joking.

I worked very hard for this grey hair.

Is the OP around? I like Res’ ideas. You can definitely modify a plan

I have not rejected the modification of a stock design or recommended the use of an architect over a home designer, contractor or drafter but have expressed my opinion that due to the desire of the OP to build a one story house with an authentic historic appearance, she will need the assistance of someone with sufficient knowledge and experience regarding historic architecture (preferably in the South) and recommended googling "architect" or "house designer" with a zip code to find a website showing previous work.

In the meantime, in the time-honored spirit of borrowing (or stealing) from those you can't afford to hire, I have posted old and new design examples that might solve the OP's design problem while others resurrected the old saw of amateurs vs professionals that has so often hijacked a thread and lost the OP in the past.

Since the OP appears to have not yet found a designer, contractor or even a drafter in her area, I believe her best option is to use the knowledge and skills of the members here but it doesn't look like that's going to happen.

If the OP wants design assistance she can send me her contact information privately or, if that's not possible, architectrunnerguy can forward it to me if he hasn't fallen asleep in front of the TV again.

Getting help from RES or Architectrunnerguy would be great. My house is as good as it is because of the help I received from both of them.

That is great advice! Res also helped me! I also wanted a modern open house plan with a southern exterior. I ended up with a beautiful raised porch ranch; thanks to the help of the forum!

Our builder did a decent job of bringing it to life!

Thank you all for your help! Since I posted last, I contacted at least 20 more local architects, and heard back from 3. One sent a very confusing response, the second declined due to a fully booked schedule, and the third declined saying he didn’t think I’d be able to afford what I need.
To be totally honest, the third response unnerved me a good bit, and I’m pretty overwhelmed. All the responses here generally point towards hiring an architect, but both finding an architect and affording one in addition to the price per sq. ft is proving to be much more challenging than I thought.

I will very likely contact a couple of the posters on this thread and very much appreciate everybody’s input. Trying to take some deep breaths and push through this overwhelming process!

Please post the plot plan with dimensions and north arrow and tell us the required setback dimensions.

Also your zip code.

@res2architect edited the post with more info. thanks for your help!

Your lot is difficult to configure without a custom design. Would one of the Southern Living plans work? This one was pretty and you would have a nice entrance!

KH, both those plans are worse than the one the OP is considering.

@cpartist I was just thinking of the exterior look of the house and how it would sit on her narrow but deep lot as a generic layout. For example the garage is in front of the main house. Having the neat carriage house/garage and the house kind of setback is pretty IMO. The actual house floorplan is too fat and the pathways through the house do suck. Here is to hoping she can get some help from some of the experts here. I took one of the photos off because I didn't realize the same floorplan was pictured twice!

Yes the front is pretty but it looks like that roof as is would be a nightmare and as you know, what happens on the inside affects the outside and visa versa. :)