This is the kind of small plan worth looking at twice before deciding you need more square footage, especially for a Charleston or Blue Ridge lot. Plan 70953MK packs a true three-bedroom program into 1,100 heated square feet by giving up an enclosed garage in favor of a 576 sq ft side-entry carport. That trade is the right call when the plan lands on a wooded lot, a backyard cottage site, or a coastal weekend retreat where you want the budget to land in finishes rather than concrete slab. The two-story vaulted great room gives the public core a sense of generous volume that small plans almost always lack, and the split-bedroom layout keeps the owner suite acoustically and visually pulled away from the secondary rooms.
Affiliate link. If you buy this plan we may earn a commission, at no extra cost to you. It never changes what we write about a plan. See our affiliate disclosure.
Floor Plan
Main Level
The plan is organized along a clean central axis. The 18'-4" by 16'-0" great room is the heart of the program, opened upward into a two-story vaulted volume that catches morning light through the front transoms, which is the right move on small plans because volume reads as space in a way that extra square footage does not. The owner suite (12'-0" by 12'-9") sits to the left with a 6'-8" reach-in closet and a private bath; the two secondary bedrooms (12'-0" by 9'-8" and 8'-4" by 11'-5") sit to the right, sharing a hall bath. That layout matters: the public core physically separates the owner sleeping zone from the secondary bedrooms, which is the small-plan privacy strategy we recommend. The kitchen (14'-10" by 8'-0") runs at 9-foot ceilings between the great room and a laundry alcove, holding a tight, real work triangle. A 20'-8" by 6'-6" covered porch fronts the great room, and a 9'-0" by 8'-0" breezeway carries you over to the 24-by-24 carport supported by timber posts. For a tighter point of comparison on a vaulted great-room cottage, our review of a 1,677 sq ft modern farmhouse with a vaulted great room covers a similar volumetric trick on a larger footprint.
Exterior Renderings
The envelope is exactly right for a small cottage in a forested setting: vertical wood siding warmed by stone base courses, a dark standing-seam metal roof, and pronounced overhangs supported by exposed timber brackets that double as shade and water management. The brackets are the styling detail that earns its keep, because they give the elevation a structural rhythm so the small footprint does not read as a stamped-out builder cottage. Large dark-framed window banks on the front carry the two-story great room out to the porch visually, and the carport posts sit on stone piers so the secondary structure reads as part of the same material family rather than an afterthought. The covered porch and breezeway, about 206 sq ft together, plus the 576 sq ft carport extend the usable program well beyond the heated square footage, the same lesson covered in our review of the versatile country farmhouse with wrap-around porches.
Interior Renderings
The interior renderings carry the small-cottage language inside. The great room features a floor-to-ceiling stone fireplace wall with a mounted television and a linear gas insert, the right configuration for a 1,100 SF plan because the stone reads as a single decisive material gesture rather than a series of fussy finishes competing for attention. The ceiling is wood-clad with exposed beams that emphasize the full two-story height, and natural light enters through tall windows and a transom band, which is the only way to keep a small great room from feeling boxed in. The kitchen sits within the same volume with flat-panel cabinetry, dual full-height refrigerator columns, a linear hood, and a marble-look island sized for four bar seats, a layout very close to the restrained palette in designing a quiet luxury kitchen with understated elegance. Flooring moves between wide-plank wood in the living zones and large-format tile in service areas, holding the stone, wood, and neutral palette continuous from outside to in. Worth flagging before construction: the vaulted ceiling concentrates HVAC load above head-height, so ask your builder to confirm Manual J sizing and consider a small ceiling fan or strategically placed return vent at the upper volume.
What Works & What to Weigh
What Works
The efficient 1,100 sq ft footprint delivers three real bedrooms without wasted circulation, and the split-bedroom plan keeps the owner suite acoustically separated from the secondary rooms. What lifts it above most small plans is the two-story vaulted great room, which brings in volume and natural light that a flat-ceiling plan of this size would never have.
The usable program reaches past the walls. The covered porch and breezeway extend living space well beyond the heated square footage, and the timber-post carport on stone piers carries architectural presence rather than reading as utility. Because sleeping and living are on a single level, daily stair use disappears, which matters for aging in place or for guest cottages. That compact program suits ADU, vacation cottage, retirement downsize and empty-nester profiles alike.
Where Plan 70953MK Asks for Compromise
Size is the first constraint: 1,100 sq ft requires disciplined furniture sizing and storage planning to live well long-term. Storage is limited to bedroom closets, a small pantry, a linen closet and kitchen cabinetry, so plan for built-ins or a small detached shed if you build this as a primary residence. The two secondary bedrooms also share a single bath, which can create morning bottlenecks for households with school-age children.
Cost and comfort carry their own trade-offs. The carport gives up the security and weather protection of an enclosed garage, which matters in higher-crime or harder-winter markets. The two-story great-room volume increases conditioned cubic footage and raises heating and cooling load above what 1,100 SF would normally need. Per-square-foot construction cost will also be higher than for a larger plan, because the fixed costs of foundation, kitchen and baths are spread across less heated area.
Facade Variations: Design Proposals
These eight facade directions are our own design commentary on how Plan 70953MK could be finished; they are not options offered by the original plan set. Use them as visual references when you are sitting down with your builder, architect of record, or interior designer to settle materials, paint, and landscape.
Modern Farmhouse
Vertical white board-and-batten cladding paired with dark window frames and a standing-seam metal entry canopy creates a clean, high-contrast composition. The landscape leans on white gravel ground cover and massed ornamental grasses, which keeps maintenance low and reads well in front-yard photographs. We would direct this version toward Nashville exurban lots, Charlotte infill, or anyone building on a flat suburban site who wants the cottage to read crisp rather than rustic.
Warm white board-and-batten and matte black frames do most of the work here, with small cedar rafter tails under the eave and a pale limestone strip at the base adding the only warm notes. Sample the white beside the white gravel, since a cool white will look gray against that bright ground.
Zen Contemporary
A two-tone exterior with warm vertical wood siding above smooth stucco, anchored by a dark metal entry canopy. The front garden is organized as a dry landscape with raked gravel, rectangular stepping stones, and a sculptural pruned tree to establish a slow, ordered arrival. This direction suits homeowners who want a quiet, controlled outdoor space, particularly small-lot owners in Nashville East Bank, Charleston peninsula, or the Atlanta inner suburbs.
Blond vertical boards over ivory stucco keep the two halves close in value, so the black window frames, the dark canopy and the charcoal stepping slabs carry all the contrast. Choose a stucco with a faint yellow base so it sits comfortably under the wood rather than looking chalky beside the pale raked gravel.
Modern Mediterranean
Light stone-look cladding with integrated wood trim produces a textured but unified facade. A formal walkway flanked by sheared boxwood hedges and structured ornamental grasses reinforces geometric precision. We would point this toward Charlotte and Atlanta buyers who want a transitional aesthetic that reads more European than rustic, and the stone palette is forgiving in clay-soil markets where splash-back staining is a real concern.
Cream limestone panels are framed by warm teak-toned wood at the soffit, posts and window bands, while the windows themselves sit in dark bronze rather than black. That bronze links to the canopy and the path bollards, so match those metals to one finish and keep the stone sample next to the wood when approving both.
Pacific Northwest Contemporary
Weathered gray vertical siding above a stone wainscot, combined with black window frames, reads directly against a wooded context. The approach uses irregular flagstone among moss-covered boulders and native evergreen understory. This direction suits buyers building in the North Carolina mountains around Asheville, the upstate South Carolina foothills, or any temperate forested site where the cottage should feel native to its trees.
Weathered silver-gray boards sit over a darker gray fieldstone wainscot, and the only warmth comes from the reddish cedar posts and soffit at the entry. The blue-gray flagstone path repeats the wainscot stone, so pick both from the same quarry tones and let the black frames stay the darkest element.
Coastal Shingle
Gray cedar-shingle siding with clean white trim and a dark metal canopy delivers a durable, maritime character. The planting plan leans on rounded hydrangea masses and tall ornamental grasses suited to coastal air and sandy soils. This is the strongest direction for buyers near Charleston Mt. Pleasant, the Outer Banks, Savannah's Tybee Island side, or Naples: anywhere the cottage needs weather-resistant material in a traditional, relaxed silhouette.
Silver-gray shingles read almost blue next to the bright white trim and soffit, a pairing echoed in the white hydrangeas and blue fescue below. Use a clean, slightly cool white for the trim so it agrees with the weathered shingle tone, and keep the black canopy as the single dark accent.
Industrial Modern
Corten steel panels combined with dark gray cladding and a perforated metal canopy bring a utilitarian palette to the cottage form. The landscape uses river stone, poured concrete pavers with steel edging, and contained grasses in steel planters. This option is for buyers who want a strong architectural presence on an in-town infill lot; Nashville Wedgewood-Houston, Atlanta Beltline-adjacent, or Charlotte NoDa are the natural neighborhoods.
Rust-orange Corten and flat charcoal panels split the elevation into blocks, while black river stone and pale concrete pavers repeat that same dark and light split on the ground. The steel will keep darkening for a year or two, so judge the charcoal panel sample against weathered Corten, not fresh mill finish.
Minimalist Contemporary
A pure white stucco envelope with dark wood structural elements and black fenestration produces a reductive, gallery-like facade. The landscape mirrors that restraint through white gravel, spherical boxwoods, and dark accent grasses arranged in strict geometry. This is for owners who treat the front yard as part of the architecture: a small, controlled stage rather than a traditional lawn.
Bright white stucco with thin black reveal strips, black frames and a black fascia keeps this almost purely two-tone, with smoky gray-brown posts as the only wood. Black mondo grass and green boxwood balls on white gravel repeat the scheme at ground level, so a white with no yellow undertone works best here.
Nordic Noir (Shou Sugi Ban)
Charred wood siding finished with the shou sugi ban technique produces a deep matte black exterior that recedes into a forest setting. A dark stone terrace and dense shade-tolerant plantings (ferns, hostas, and native rhododendron) create a layered dark foreground. This is best for heavily treed sites in the Blue Ridge, Cashiers and Highlands, or the Tennessee plateau where the architecture is intended to disappear into the trees rather than announce itself from the road.
Charred black boards, black frames and a black canopy merge into one dark surface, which is why the cedar-red soffit and porch posts matter so much. Seal the cedar in a clear or lightly tinted finish so it stays reddish; the dark wet-look slate pavers and blue-green hostas then sit quietly beside it.
For a broader tour of how a single elevation can carry dramatically different finishes, we covered eleven directions on one home in One Home, Eleven Personalities: an Exterior Makeover Guide.
Regional Fit & 2026 Build-Cost Context
Plan 70953MK lives most naturally in the Southern and coastal markets where small-footprint cottages, backyard secondary dwellings, and weekend retreats are a normal part of the housing mix. Small plans carry a higher per-square-foot cost than larger plans because foundation, kitchen, and bath fixed costs spread across fewer heated feet, and the figures below reflect that. They assume the 1,100 SF base plan with the 576 SF side-entry timber carport, built on a buildable level lot with mid-grade finishes that match the renderings: real stone wainscot, standing-seam metal roofing, exposed timber brackets, flat-panel cabinetry, and engineered hardwood through the living zones.
Charleston, SC sits near the top of the range at $286,000–$352,000 turnkey, and Coastal Shingle is the facade we would pair with it, since cedar shingles weather well in salt air. Wind drives the engineering there: the house is designed to ASCE 7-22 loads under IRC 2021 with South Carolina amendments, and the open carport rafters need engineered uplift connections so the roof over the cars stays put in a storm. Savannah, GA comes in lower at $264,000–$319,000, with Modern Farmhouse as the better match. Georgia builds under IRC 2018 with state amendments, the humid air argues for a rain-screen gap behind the board-and-batten, and the compact footprint fits comfortably on a small lot under a historic overlay.
Nashville, TN prices at $258,000–$313,000, again with Modern Farmhouse as the natural facade. Tennessee uses IRC 2018 with local amendments and an IECC 2021 envelope, and the expansive clay soils around the city make a post-tensioned slab designed to PTI DC10.5 the strongly recommended foundation for a single-level plan like this one. Atlanta, GA is the least expensive market on the list at $242,000–$291,000, and Industrial Modern suits its in-town lots best. The code basis there is IRC 2018 plus Georgia amendments, the ASCE 7-22 base wind speed is 115 mph, and a 1,100 SF footprint drops easily onto Beltline-adjacent infill parcels.
Charlotte, NC lands at $247,000–$302,000, with Modern Mediterranean as the suggested facade. Building there follows the NC Residential Code 2018 and an IECC 2018 envelope, and the plan's deep overhangs earn their keep on south-facing infill lots by shading the tall great-room glass. Naples and Ft. Myers, FL are the costliest pairing by a clear margin at $341,000–$418,000 for a Coastal Shingle exterior, because the FBC 7th Ed. calls for HVHZ assemblies and impact glazing, the finish floor has to be raised to whatever the local flood maps require, and the carport posts need uplift anchors of their own.
These ranges cover the foundation, framing, dried-in shell, mid-grade finishes, base mechanical and electrical, the timber-post carport on its stone piers and the breezeway to the house. Land, any well or septic system, demolition, impact and tap fees, off-site utility runs, pools and detached storage buildings sit outside them. Two adjustments specific to this plan are worth pricing early: enclosing the carport as a two-car garage adds roughly $28,000 to $48,000 depending on market and finish, and the vaulted great-room volume adds about 2 to 4 percent to framing and HVAC sizing compared with a flat ceiling. A steep site or a heavier stone package will push a budget past the top of its range. The figures draw on the NAHB 2025 Construction Cost Survey (released 2026 Q1), the RSMeans 2026 Q1 City Cost Indexes and published regional builder pricing for comparable small cottages and ADUs, with full citations in the Sources section below.
Frequently Asked Questions
What is the total heated square footage of Plan 70953MK?
The plan delivers 1,100 heated square feet on a single level. The 576 sq ft side-entry carport and the 9-by-8 breezeway are unconditioned space: they extend the usable program but are not counted in the heated total.
How many bedrooms and bathrooms does this cottage offer?
Three bedrooms and two full bathrooms, organized as a split-bedroom plan. The owner suite has a private bath; the two secondary bedrooms share a hall bath at the end of the short hall beside them.
Is the great room actually two stories tall?
Yes. The great room ceiling is vaulted into a two-story volume even though the plan itself is single-story. The kitchen and the third bedroom stay at 9-foot ceilings, while the master suite and the second bedroom are also vaulted, so the volume carries into the sleeping rooms as well.
Could this plan be converted to use an enclosed garage instead of the carport?
In most markets, yes. The 24-by-24 carport footprint can typically be enclosed as a two-car garage during construction, which adds roughly $28,000 to $48,000 depending on local labor and finish level. Ask the plan provider whether a garage variant is available before purchase to avoid redrawing structural sheets.
Would this work as a guest cottage, ADU, or vacation rental?
It is well sized for all three. The single-level layout, true three-bedroom program, and architectural presence of the carport and porch make it competitive as a short-term rental, a backyard secondary dwelling where local code allows, or a downsizer primary residence. Verify ADU setback and height rules with your local jurisdiction before purchase.
Sources & References
- Architectural Designs, Plan 70953MK listing: original plan specifications, square footage, room dimensions, and licensed elevations used as the basis for this review.
- NAHB 2025 Construction Cost Survey (released 2026 Q1): national and regional median per-square-foot construction cost data used as the lower-bound anchor for the build-cost ranges.
- RSMeans 2026 Q1 City Cost Indexes: city-level cost multipliers applied to the NAHB national medians to derive Charleston, Savannah, Nashville, Atlanta, Charlotte, and Naples ranges.
- International Residential Code (IRC) 2018 & 2021 editions: referenced for envelope, egress, and structural requirements applied state by state.
- Florida Building Code, 7th Edition (FBC 2023): basis for HVHZ impact glazing, raised finish-floor, and uplift anchor guidance in the Naples and Ft. Myers row.
- ASCE 7-22 Minimum Design Loads for Buildings: used for windload and carport uplift references in coastal markets.
- IECC 2018 & 2021, Climate Zones 2A, 3A, and 4A: envelope performance targets cited in the regional notes.
- Post-Tensioning Institute DC10.5: basis for the slab recommendation in expansive-soil markets such as Nashville and Atlanta.
- ICC A117.1 Accessible and Usable Buildings and Facilities: referenced for single-level aging-in-place specifications.
Who Plan 70953MK Suits
Plan 70953MK is the most successful kind of small house plan: one that does not pretend to be bigger than it is, but uses its volume, its material decisions, and its outdoor connections to feel layered and complete. It will land beautifully as a primary cottage in the Blue Ridge or the South Carolina lowcountry, as a vacation retreat on a wooded lot, or as a backyard secondary dwelling on an established Southern infill lot. The trade-off worth understanding before you buy is the carport: it is the right move for the architecture and the budget, but it is not a one-to-one substitute for an enclosed garage. If you want a tighter alternative with comparable single-story livability and a real bonus space, the modern French Country ranch with bonus space over the garage is the next plan to look at.
House Plans Desk
The Layered Homes editorial teamThe House Plans Desk reviews published house plans from the designer’s drawings and listing: how the layout lives, what works, what to watch, and what it is likely to cost to build in 2026.
More from the House Plans Desk →
Reader notes