Cost to Build Plan 196-1072 (theplancollection.com) — 2bd/2ba, 1,650 sq ft

Plan 196-1072 on ThePlanCollection (listed there as home plan 30573) is a barn-style Country Ranch that packs a lot of character into a single level: 1,650 sq ft of living space, an open floor plan under vaulted and 9-foot ceilings, and a huge 856 sq ft wrap-around porch that defines the exterior as much as the barn-inspired lines do. With 2 bedrooms, 2 full baths, a main-floor master suite, and an attached 2-car garage, it's sized as a right-sized forever home, a downsizer, or a standout guest or lake house.

Estimated Cost to Build Plan 196-1072

National-average construction ranges for this plan's 1,650 sq ft of living space, by finish tier:

Finish tier	Estimated total (living area)
Good	$217,000 – $301,000
Better	$265,000 – $368,000
Best	$323,000 – $448,000
Custom	$424,000 – $588,000

Two things matter before you anchor on those numbers. First, they cover the heated living area only — this plan's 661 sq ft garage and 856 sq ft wrap-around porch are unusually large for a home this size and add roughly $85,000–$130,000 more depending on your finish tier. Second, location moves construction costs dramatically: the same plan can differ by six figures between a low-cost and a high-cost market. Use the free instant estimate on this page to see the range localized to your build ZIP code.

What Drives the Cost of This Plan

• Single-story living on a big footprint. All 1,650 sq ft sit on one level across an 86'9" × 50' footprint, so you're building more foundation and more roof per square foot of living space than a two-story plan — the trade for stair-free living and that low, barn-style profile.
• The wrap-around porch. At 856 sq ft, the porch is more than half the size of the house itself. Covered outdoor space is cheaper per square foot than conditioned space, but at this scale it's a real line item — and the single biggest place to value-engineer if you need to trim the budget.
• A full basement underneath. The plan carries a 1,650 sq ft basement (with a daylight option), which raises foundation cost now but is the cheapest square footage you'll ever add if you finish it later.
• Vaulted ceilings and open spans. The open family room, kitchen island, and eating bar under vaulted ceilings mean longer structural spans than a chopped-up floor plan — great volume, modestly higher framing cost.
• Simple, honest construction elsewhere. Standard 2x4 exterior framing, vinyl or wood siding, and a straightforward gable roof (5/12 and 8/12 pitches) with asphalt shingles keep the shell economical — the barn look comes from proportion, not exotic materials.

Plan 196-1072 Specifications

Feature	Detail
Square Footage	1,650 sq ft (all on the first floor)
Bedrooms	2
Bathrooms	2 full
Stories	1
Garage	2-car attached, front entry (661 sq ft)
Porch	856 sq ft wrap-around + sundeck
Basement	1,650 sq ft (daylight option)
Footprint	86'9" wide × 50' deep
Ceilings	9 ft, with vaulted areas
Highlights	Open floor plan, kitchen island & eating bar, fireplace, mud room, main-level laundry, main-floor master with walk-in closet, split-bedroom layout

Construction drawings for this plan start at $1,150 on ThePlanCollection.

Get Your Exact Cost for Plan 196-1072

The ranges above are national averages — useful for a first gut-check, but not what you will pay. Your build ZIP code, foundation choice, and finish selections change the answer by tens of thousands of dollars in either direction.

Start with the free instant estimate on this page to localize the numbers to your ZIP code in seconds. When you're ready to get serious, a full Cost To Build report prices all 60+ construction line items — labor and materials — to this exact plan and your location, with 60 days of edits to test different selections and export to PDF or Excel.