House Plan Review: 1,677 Sq Ft Modern Farmhouse with Vaulted Great Room (Plan 56553SM)

Table of Contents

• Floor Plan Analysis
• Exterior Treatment
• Interior Character
• What This Plan Does Well
• Points Buyers Should Think About
• Eight Facade Directions for This Plan
• Where This Plan Fits Regionally
• Build-Cost Breakdown (2025–2026)
• Frequently Asked Questions About This Plan
• Sources & References
• Who Plan 56553SM Suits

Floor Plan Analysis

The plan organizes itself around a central vaulted great room with the kitchen and dining directly connected, a true open main volume rather than the half-open galley layouts you see in a lot of compact farmhouses. The split-bedroom arrangement puts the master suite on the right side, with the walk-in closet tucked behind a separated tub-and-shower bath, and the two secondary bedrooms share a full hall bath on the opposite end. For a couple with one child, or grandparents hosting grandkids on weekends, that separation matters more than it looks on paper. The laundry doubles as a mudroom off the two-car carport, which is a smart move in this climate: wet shoes and beach bags don't end up in the living area. The rear porch is deep enough to hold a dining table plus lounge seating without turning into a walkway, and the optional basement variant puts the staircase between the laundry and the pantry, shortening the kitchen from 17' to 15', reshaping the laundry to 9'2" x 9'2" and deepening the pantry to 5'8" x 7'3", with the living area rising to 1,793 sq ft. On a sloping Upstate or mountain lot, that basement option effectively doubles your usable square footage for a fraction of the cost of adding above-grade space.

Exterior Treatment

The stock elevation pairs board-and-batten siding with stone veneer at the bases of the timber porch posts and timber trusses in the front gable: the now-standard modern farmhouse vocabulary, but handled with more restraint than most. The standing seam metal roof gives the elevation real vertical rhythm, and we would push any buyer toward a Galvalume or dark bronze finish rather than a painted steel panel if budget allows, because it patinas instead of fading. The front porch is wide enough to be functional (a good test is whether each side can hold two rocking chairs and a side table without feeling cramped, and the rendering shows exactly that), and the covered rear porch creates a real outdoor room rather than a glorified back stoop. Natural materials are doing most of the aesthetic work here, which is why the design survives style shifts: it will read as current in ten years in a way that heavily trim-driven traditional elevations usually don't.

Interior Character

The vault in the great room is the plan's single strongest move, while the kitchen and dining keep a flat 9-foot ceiling. At 1,677 square feet you could very easily land in a closed-ceiling, compressed-feeling box, and the exposed-beam vault pushes the perceived volume well beyond the footprint, and this is the move that explains why "only 1,677 feet" feels like more. The gas fireplace anchors the great room from the wall it shares with the bedroom wing, rendered in whitewashed brick with a wood mantel and shiplap above, the kitchen island is genuinely large enough to eat at (plan for 36-inch overhangs with bar seating, and the rendered island seats a row of stools comfortably), and the walk-in pantry is positioned to take delivery traffic out of the cooking zone. The master bath reads luxury (freestanding tub, separate tiled shower, dual vanities) without the square footage actually being generous; that's good planning. Hardwood floors running continuously through the main volume will do more for perceived size than any single design move. For this interior, we would push for 7-inch wide-plank white oak, a matte water-based finish (Bona Traffic HD is one widely used option), and shiplap kept to the fireplace wall, as rendered, rather than plastered across every gable.

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What This Plan Does Well

The strongest decision in this plan is the true split-bedroom layout. The master suite sits well away from the secondary bedrooms, which gives it real privacy, and for multigenerational households or families who host guests often that separation is a requirement rather than a nicety. The vaulted ceilings with exposed beams in the main volume do the other big job: they push the perceived size of the house well beyond its 1,677 sq ft footprint, so the great room never feels like a modest house trying to be bigger.

The outdoor spaces are planned with the same honesty. Both the front and rear covered porches are deep enough to work as real outdoor rooms instead of decorative ornament. The laundry doubles as a mudroom off the carport, which is exactly where you want it: wet shoes, beach gear and grocery bags stop there and never reach the living spaces. The walk-in pantry is also sized to hold small appliances and bulk staples, so it is a working room and not a closet with a label on the door.

For a house of this size, the master bath is generous. A freestanding tub, a separate tiled shower and dual vanities amount to a luxury-level finish schedule in a modest footprint. The optional basement foundation suits sloping lots and roughly doubles the usable square footage at framing cost only. Finally, the open connection between kitchen and great room, with seating at the island, covers everyday life and light entertaining without asking you to give up space to a formal dining room you might rarely use.

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Points Buyers Should Think About

The carport, in place of an enclosed garage, is the most real tradeoff in the plan. On the Charleston coast it works fine, but in Asheville or Nashville winters you will want to price out enclosing it. Budget $18,000–$32,000 for framed walls, a 16-foot insulated sectional door and the interior finishes that make it a proper garage.

Inside, the bedroom wing has two pinch points. The two secondary bedrooms share one hall bath, which suits a single child or occasional guests and gets tight for a household with three kids. There is also no dedicated home office. Since the post-2020 shift to remote work, most buyers want at least a flex room, and here you would need to repurpose bedroom #3 or carve an office out of the great room. The master walk-in closet is functional but not generous, so if you own a large working wardrobe, expect to supplement it with freestanding wardrobe pieces.

The plan also has no bonus space, no attic storage and no media room. What you see is what you get, which is a feature if you want a simple build and a limitation if you want room to expand later. Last, the rear porch is covered but not screened. On the South Carolina coast, add $6,500–$12,000 for a screened porch conversion, or plan on thermacell-style mosquito control for the evenings you actually want to sit out there.

Eight Facade Directions for This Plan

The eight facades below are concept renderings by our desk, not elevations sold with Plan 56553SM by Architectural Designs. Each keeps the same footprint, porch gable and roofline and changes only cladding, colour and planting, so buyers can judge how far this one plan stretches before settling on a finish.

1. Modern Rustic with a Confident Door

Vertical wood siding stained a warm mid-brown (we would spec Cabot Semi-Solid in Cordovan or similar) against charcoal trim, with the standing seam roof reading dark graphite. The front door becomes the whole point: a saturated burnt orange or Farrow & Ball Charlotte's Locks lacquer finish. Landscaping leans desert-modern with mature agave, boxwood spheres, pea gravel beds, and concrete paver stepping stones. This look suits places like Aiken and the Asheville foothills, where the dry-garden vocabulary works with the site.

2. Traditional Rustic Stone and Wood

Stone veneer extends well beyond the porch columns and wraps a significant portion of the front wall, paired with horizontal clear cedar siding. This is the look for Highlands, Cashiers, Boone, and the private communities tucked into the Upstate. A leaded or stained-glass entry door adds the heritage read. The planting scheme goes lush and naturalistic: lacecap hydrangeas, Japanese painted fern, hostas in heavier shade, autumn fern for winter interest, all bordering a large flagstone walkway laid in irregular fieldstone with moss between joints. This one reads "the house has been here thirty years" on day one.

3. Contemporary White and Wood

Crisp white smooth-finish cladding (Benjamin Moore Chantilly Lace or Sherwin-Williams Pure White are typical colour choices) with dark-stained timber trim and porch beams. The door reads as flat black (Tricorn Black in a satin finish), and the porch lantern gets upgraded to a low-profile linear LED fixture rather than a traditional coach lantern. Landscaping tightens to feather reed grass (Calamagrostis 'Karl Foerster') in structured drifts, river stone groundcover, and concrete stepping pavers with low-voltage linear uplights along the path. This is the move for new-construction neighborhoods in Summerville, Daniel Island, or north Austin where contemporary clean-line farmhouses have become the standard.

4. Weathered Steel and Black Frame

Corten steel panels replace portions of the board-and-batten on the main elevation, weathering to that deep rust patina that reads architectural rather than rusted. Trim, window surrounds, and porch framing all drop to black powder-coated steel. The roof stays dark graphite metal to tie together. Landscaping is deliberately graphic: oversized rectangular concrete planters holding Phormium or horsetail reeds, a single central concrete path with a recessed linear light strip, and a gravel apron rather than a traditional lawn. This is not a Charleston historic district move; this is an Asheville mountain infill or a Nashville East side move. A lighter version of this would also work on a detached studio in a place like Awendaw.

5. Aged Rustic Cabin

Reclaimed or heavily weathered board siding, a roof finished to read as patinated copper or aged zinc, and heavier stone veneer at the porch columns and the front gable base. The door goes rough-hewn with iron strap hinges; think Rocky Mountain Hardware or a custom blacksmith piece. Planting goes fully cottage garden: coneflowers, black-eyed Susans, phlox, coreopsis, Joe Pye weed for late-season height, all threaded through a natural fieldstone path with no crisp edging. This is the look for a mountain retreat, a family compound, or an owner who has strong memories of a grandparent's Appalachian cabin and wants that emotional register without literal pastiche.

6. Coastal Cottage

This is the Lowcountry move. Soft blue-green board-and-batten (Sherwin-Williams Sea Salt or Benjamin Moore Wedgewood Gray depending on exposure), crisp white trim, white porch balusters, and a turquoise front door, specifically something saturated enough to be a focal point without turning Caribbean-souvenir. Haint Blue gets its traditional spot on the porch ceiling. Planting goes beach-adjacent: mature muhly grass drifts, oakleaf hydrangea, sea oats at the approach, and a crushed tabby or crushed shell pathway that reads vernacular on Folly Beach, Isle of Palms, Pawleys, or the Outer Banks. This is the version most Mount Pleasant and James Island buyers would gravitate toward once they see the range.

7. Scandi-Japandi Black and Pale Wood

Body-color shifts entirely to black (matte black engineered siding, black-framed windows, black standing seam roof), balanced by very light, almost blonde cedar timber at the porch beams, decking, and a reveal strip around the front entry. The door goes a single warm wood species (white oak or rift-sawn ash) left nearly raw. Landscape reads Zen: white gravel or decomposed granite, a single Japanese maple (Acer palmatum 'Bloodgood' for hot southern summers, not a more delicate cultivar), cloud-pruned Ilex 'Soft Touch', and a light wood or stone stepping path. It suits owners who want the calm of Scandinavian and Japanese design translated into a Carolina build.

8. Lodge Style with Wood Siding and a Stone Entry

Warm-stained horizontal wood lap siding, heavy hand-hewn timber framing at the porch, and stone veneer wrapping the entry bay, the gable and the base of the columns. The wood entry door sits between stained-glass sidelights under a matching transom, and warm interior lighting spills through the front windows. Planting reads full woodland: mophead and panicle hydrangeas, ferns and low evergreen shrubs, with a generous flagstone walkway laid in irregular bluestone. This is the direction for a Blue Ridge retreat or a deep-lot property on the North Carolina-South Carolina line where you want the house to disappear into the site.

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Where This Plan Fits Regionally

In the Charleston metro (Mount Pleasant, Summerville, James Island and Awendaw), the Coastal Cottage and Contemporary White variants do best with HOA and BAR review. Here we would specify fiber cement board-and-batten from James Hardie in place of wood, because the humidity and termite pressure in the Lowcountry are hard on wood siding.

Move inland to Upstate SC and WNC (Greenville, Asheville, Highlands and Cashiers) and the Traditional Stone-and-Wood or Lodge-style wood-and-stone variants are the ones that read as site-appropriate. The basement foundation option becomes a real advantage on the sloped lots that are common in those towns. Farther south in Savannah, Beaufort and along 30A, the Coastal Cottage variant makes sense with a raised pier foundation modification, and the budget needs to cover flood-zone compliance and hurricane-rated window packages.

Nashville and East Tennessee suit two directions: Weathered Steel or Scandi-Japandi for infill lots, and Stone-and-Wood for hillside builds. In the Texas Hill Country and the north Austin suburbs, the Contemporary White or Modern Rustic variants with metal roofing fit the landscape. It is the same plan with a completely different read, which is the point of choosing the facade by region.

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Build-Cost Breakdown (2025–2026)

Below is a realistic turn-key build estimate for Plan 56553SM based on NAHB 2024 construction cost data and typical 2025 Charleston-area material pricing. Land cost is excluded. Lot preparation, septic, well, and impact fees vary enormously and are not included. These numbers assume a quality custom builder, not the lowest bid on the list.

Median Turn-Key Estimate (2026) $352,000 Mid-grade finish schedule, slab foundation, 1,677 heated sq ft, Charleston/Southeast market. Range: $298,000–$445,000 depending on submarket and finish tier.

In Summerville / Goose Creek, SC, the builder tier allowance is $175/sf, the mid-grade finish allowance is $293,475, and the high-end finish is $335,400. For Mount Pleasant / Daniel Island, SC, the builder tier allowance is $225/sf, the mid-grade finish allowance is $377,325, and the high-end finish is $445,000.

In Greenville / Spartanburg, SC, the builder tier allowance is $185/sf, the mid-grade finish allowance is $310,245, and the high-end finish is $352,170. For Asheville, NC, the builder tier allowance is $215/sf, the mid-grade finish allowance is $360,555, and the high-end finish is $419,250.

Savannah sits in the lower middle of the range: Savannah, GA carries a builder-tier allowance of $190/sf, with mid-grade finishes at $318,630 and a high-end finish at $368,940. The Nashville, TN (metro) figures run higher, at $205/sf for builder tier, $343,785 mid-grade and $402,480 high-end.

Line-item estimates for this plan, 2025–2026. The three paragraphs below split the budget into foundation, exterior envelope and interior figures for a house of this size and finish level.

The foundation is the first line to settle. A slab under the 1,677 sq ft footprint runs $14,500–$21,000 depending on soil conditions and site prep. The optional basement, with poured concrete walls, drain tile and egress, adds $42,000–$68,000, plus another $8,000–$15,000 if you finish it as living space.

The exterior envelope carries the next largest figures. A standing seam metal roof in Galvalume or dark bronze costs $14–$18/sf installed, which comes to $28,000–$36,000 for this roof area. James Hardie board-and-batten with factory color (ColorPlus) runs $11–$15/sf installed, or $42,000–$58,000 for full elevation coverage. Stone veneer, natural or manufactured, at the porch post bases and gable costs $22–$38/sf installed, which works out to $6,500–$11,000 for the quantity shown in the rendering. The timber trusses in the front gable are structural, not decorative, and add $4,200–$7,800 depending on species and finish.

Inside, the main money goes to three places. Wide-plank white oak flooring in the main volume (7-inch, rift-and-quartered) runs $14–$22/sf installed, so $18,000–$28,000 for the main living areas. The master bath fixture package, with a freestanding tub, walk-in shower, dual vanities and mid-grade tile, lands at $12,500–$22,000. Kitchen cabinetry, custom or semi-custom with the island shown in the rendering, costs $28,000–$52,000 depending on brand and door style. If you add screening to the covered rear porch after the build, budget $6,500–$12,000 for screening the 14'10" x 12'2" rear porch with hurricane-rated mesh.

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Frequently Asked Questions About This Plan

Is 1,677 square feet enough for a family of four?

Tight but workable for two adults and two kids under twelve. The shared secondary bath becomes the real pinch point around ages 10–15. If that describes your household, consider adding a second bath to the secondary wing during the design modification phase (expect $8,000–$14,000 to add). For empty-nesters, couples, or one-child families, 1,677 sq ft is genuinely spacious because of the vaulted main volume.

Can a home office be added to this plan?

Yes, two viable routes. Route A: convert bedroom #3 into a dedicated office; you keep the footprint, lose one bedroom. Route B: enclose a portion of the front porch into a small office/reading nook (roughly 80–110 sq ft), which runs $18,000–$28,000 for framed walls, window, electrical, and finishes but keeps the three bedrooms. Route B works well for remote-working households.

Is the basement foundation option worth choosing?

On a sloped lot, yes, almost always. A walkout basement nearly doubles your usable square footage for $42,000–$68,000, versus roughly $210,000–$330,000 to build the equivalent above-grade space. On a flat lot, a full basement costs more to waterproof and excavate and gives you less return; a crawlspace or slab is usually the better call there.

Can the carport be converted to an enclosed garage?

Yes, and inland from the Charleston coast, where winters are colder, it is worth pricing from the start. Budget $18,000–$32,000 for framed walls, a 16-foot insulated sectional door, interior drywall, and basic electrical. Check the plan set for whether the carport slab is rated for enclosed garage floor loads; if not, your builder will need to engineer the slab edge accordingly.

How tall is the vaulted great room ceiling?

The rendered vault reads roughly 18 feet at the ridge and about 9 feet at the sidewalls, which is typical for this size of plan. Check the official plan set for exact dimensions; these can be modified during the pre-build design phase to adjust roof pitch and ceiling volume.

Does this plan work for a retirement or aging-in-place build?

Reasonably well. Single-story, master on the main, covered porches, laundry on the main level: all the foundational aging-in-place requirements are met. For full universal-design compliance you'd want to request modifications: curbless shower with bench, 36-inch doorways throughout, blocking for future grab bars, and lever handles rather than knobs. Most of these modifications add $3,500–$8,500 total during construction.

What's the resale outlook for a 1,677 sq ft modern farmhouse?

Strong in coastal Carolina and foothill markets, where small-footprint, well-built houses have become a preferred move for downsizers and second-home buyers. Listing photos help as well, since the vaulted living space and the two covered porches photograph well. Resale is weaker in suburban markets where buyers at this price point still default to 2,400+ sq ft two-story homes.

Can this plan be flipped or mirrored for a specific lot orientation?

Plan sellers commonly offer a mirror-reverse option at checkout, often for an added $50–$150. Confirm availability on the plan's listing page before purchase if orientation matters for your view, driveway approach, or sun exposure.

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Who Plan 56553SM Suits

Plan 56553SM is one of the few sub-1,700-sq-ft farmhouse plans we would recommend without significant structural modifications. The split-bedroom move, the vaulted main volume, the dual covered porches, and the optional basement on sloped lots together deliver a plan that feels substantial without being large. It's the plan we would think of first for a Summerville couple downsizing from a 3,100-sq-ft colonial, in a hybrid of Direction 6 (Coastal Cottage) and Direction 3 (Contemporary White), with Haint Blue on the porch ceiling, Sea Salt on the board-and-batten, Tricorn Black on the door, and a wraparound muhly grass bed at the front walk. Done that way, it can feel bigger than the colonial did, which is exactly the point.

If you're weighing this plan, the real question isn't whether 1,677 sq ft is enough. It's whether the split-bedroom layout, the single shared secondary bath, and the absence of a dedicated office fit your household's actual daily use. If yes, this is a plan that will still read well in twenty years. If no, consider a larger sibling plan with more program.

For readers comparing small-footprint farmhouse plans, we suggest reading our reviews of the single-story modern farmhouse with versatile bonus space, the 2,085 sq ft split-bedroom farmhouse, the craftsman cottage two-bed ranch with home office, the versatile 2,000 sq ft modern farmhouse, and the 1,988 sq ft farmhouse layout with flexible bonus space for side-by-side context.

By The Layered Homes editorial team