Plan 12-2418
Rustic 3-Bedroom Tiny House Plan with Covered Porch
- 700 sq ft
- 3 bed
- 2 bath
- Loft
Plan 12-2417
Single-Level 2-Bedroom Tiny Cabin Plan
Plan 12-2417 is a single-level 700 sq ft tiny cabin plan with two bedrooms and one full bath on a 20 x 38 ft footprint. With everything on one floor and no stairs, it suits full-time living, downsizing and aging in place as well as weekend getaways.
- 700 sq ft
- 2 bedrooms
- 1 bath
- 1 level
- 38' x 20'
Inside the Plan 12-2417 plan set
Preview every drawing type before you buy. The purchased set adds the full dimensions, door and window schedules, panel and fixture schedules, framing details and notes on each sheet.
| Room | Size | Area |
|---|---|---|
| Porch | 12'-0" x 5'-0" | 60 sq ft |
| Great Room | 12'-0" x 15'-0" | 180 sq ft |
| Kitchen | 10'-0" x 10'-0" | 100 sq ft |
| Flex Room | 10'-0" x 10'-0" | 100 sq ft |
| Bedroom 1 | 16'-0" x 8'-0" | 128 sq ft |
| Bath | 8'-0" x 5'-0" | 40 sq ft |
| Laundry | 8'-0" x 5'-0" | 40 sq ft |
| Bedroom 2 | 16'-0" x 7'-0" | 112 sq ft |
- 125Aservice
- 14branch circuits, panel schedule included
- 40receptacles (GFCI where required)
- 17light fixtures and fans
- 3smoke / CO alarms
- 6plumbing fixtures
- 12 DFUdrainage fixture units
- 3"building drain
- Tankelectric water heater
- PEX + PVCsupply and DWV, sized per IPC
Loading 3D model…
Drag to rotate, scroll or pinch to zoom. The download includes this model as an OBJ file for SketchUp, Blender or Revit.
Sheets in the drawing set
- A0.0 Cover Sheet & Project Data
- A1.0 Floor Plan & Schedules
- A2.0 Exterior Elevations
- A3.0 Building Section & Assemblies
- S1.0 Foundation Plan
- S2.0 Roof Framing Plan & Headers
- E1.0 Electrical Plan & Panel Schedule
- P1.0 Plumbing Plan & Fixture Schedule
- G1.0 Materials List
- G2.0 Cost Estimate
Files in your download (1.3 MB zip)
- README.txt2 KB
- Plan-12-2417-Construction-Drawings-24x36.pdf158 KB
- Plan-12-2417-CAD-Drawings.dxf188 KB
- Plan-12-2417-Materials-List.csv10 KB
- Plan-12-2417-Cost-Estimate.csv1 KB
- 3D-Model/Plan-12-2417.obj162 KB
- 3D-Model/Plan-12-2417.mtl1 KB
- Images/ (11 PNG renders and drawings)1.2 MB
Floor plan highlights
- A side entry leads into one open great room that combines living, kitchen and dining, with access to the covered front porch.
- The flexible kitchen fits a table or an island, so you can choose more prep space or a dedicated dining spot.
- A flex room with a retractable wall can be closed off as a guest room or office, or opened up to extend the living area.
- Both bedrooms are grouped at the far end of the house for quiet and privacy, sharing a bath with a full shower.
- Main-floor laundry and a single level make it easy to live in long-term, and the plan can be flipped to put the porch at the rear.
Key features
- Everything on one floor, no stairs
- Side entry into an open great room
- Kitchen sized for a table or island
- Flex room with retractable wall
- Full shower bath
- Main-floor laundry
Plan specifications
| Plan number | Plan 12-2417 |
|---|---|
| Total living area | 700 sq ft |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Levels | Single level |
| Footprint | 38' x 20' |
| Overall height | 14' 4" |
| Ceiling height | 9' |
| Roof | 4:12 pitch, truss framing, shingle roof |
| Exterior walls | 2x6 wood framing, siding and stone exterior |
| Foundation | Slab or crawlspace |
| Electrical | 125A, 14 circuits |
| Heating & cooling | Ductless mini-split heat pump (3 zones) |
| Windows / doors | 10 windows, 7 doors |
| Files included | PDF drawing set, DXF (CAD), CSV, OBJ (3D), PNG |
What will Plan 12-2417 cost to build?
This estimate is built from the plan's own materials takeoff (122 line items) at 2026 US average prices, plus labor by trade. Adjust it for your region and finishes.
Who builds it?
Estimated build cost$178,378$255 per sq ft
Excludes land, utility connections, site work beyond grading. Owner-builder totals include licensed help for electrical, plumbing and HVAC rough-in.
Plan 12-2417 materials list
Every plan set includes a 122-line takeoff with quantities, units and prices, ready to send to a lumberyard or supplier for a quote. Here is the summary by category.
| Category | Line items | Includes | Materials |
|---|---|---|---|
| Site & foundation | 8 | Excavation, grading and haul-off ; Ready-mix concrete, 3,000 psi ; Forms, stakes and pump/finishing supplies … | $9,180 |
| Framing & sheathing | 14 | Pre-engineered roof trusses, 4:12, 20 ft span, @ 24 in. o.c. ; 2x6 studs, 9 ft , exterior walls @ 16 in. o.c.; Roof sheathing 1/2 in. CDX plywood, 4 x 8… | $10,920 |
| Roofing | 9 | Architectural asphalt shingles ; Gutters 5 in. K-style with downspouts ; Ice & water shield at eaves and valleys, 2 square roll… | $3,234 |
| Windows & doors | 11 | Vinyl single-hung / slider window, low-E, 3'0" x 5'0"; Vinyl single-hung / slider window, low-E, 3'0" x 4'0"; Exterior prehung door 36 x 80 in., fiberglass, half-lite, with lockset & deadbolt… | $7,938 |
| Exterior finish | 6 | Exterior siding siding ; Manufactured stone veneer wainscot, 3 ft high, front; Corner boards, window/door trim 1x4 / 1x6 … | $7,022 |
| Insulation | 4 | Wall insulation R-21 batts or mineral wool; Attic insulation R-38 blown cellulose / fiberglass; Acoustic batts at bedroom and bath walls… | $2,439 |
| Drywall & paint | 4 | Drywall 1/2 in. drywall, 4 x 8 ; Interior primer + 2 coats paint ; Joint compound, tape, corner bead and screws… | $3,577 |
| Flooring & trim | 6 | Luxury vinyl plank flooring, waterproof, 20 mil; Porcelain tile floor + shower walls, thinset, grout, backer board; Door & window casing / stool … | $4,584 |
| Cabinets & counters | 5 | Base cabinets, shaker, RTA/stock ; Countertop, quartz or butcher block ; Wall cabinets 30-36 in. … | $5,949 |
| Electrical | 25 | Meter base, service entrance cable, ground rods & bonding; Breakers: combination AFCI / dual-function ; Cable 14/2 NM-B… | $4,219 |
| Plumbing | 16 | Water heater, 40-50 gal electric or heat-pump; Bathtub 60 in. alcove + valve/trim; Kitchen sink, stainless + faucet + disposal… | $3,969 |
| HVAC & ventilation | 5 | Multi-zone ductless heat pump, 3 heads, 24,000 BTU, with line sets; Spot ERV / balanced ventilation ; Range hood, ducted to exterior, with wall cap… | $6,020 |
| Appliances | 6 | Refrigerator; Range / induction cooktop; Dryer … | $4,560 |
| Fasteners & misc. | 3 | Dumpster / waste haul-off; Framing nails, structural screws, connectors, construction adhesive; Temporary power, portable toilet and tool rental | $2,355 |
| Total materials | 122 | $75,966 |
Where this plan works
This plan is designed for a permanent foundation (slab or crawlspace), so it is reviewed like any other small house. Where local rules allow units of this size, it can also serve as an ADU or backyard cottage. Check tiny house zoning rules and minimum dwelling sizes in your county before you build.
Gear for building Plan 12-2417
- Tiny House Design & Construction Guide by Dan LoucheA step-by-step construction guide that pairs well with any plan set, especially for first-time owner-builders.View on Amazon
- Bosch Blaze GLM100-23 Laser Distance MeasureLay out the foundation and check setbacks against your site plan.View on Amazon
- Metabo HPT 21-Degree Framing NailerThe biggest time-saver when framing walls, floors and the roof.View on Amazon
- Bosch GLL50-20 Self-Leveling Cross-Line LaserSets level lines for windows, cabinets and ceiling framing.View on Amazon
- Queen Murphy Bed Hardware KitBuild in a wall bed to get more daytime floor space from a single-level layout.View on Amazon
We may earn a commission from qualifying Amazon purchases made through these links, at no extra cost to you.
Permits and engineering
The drawing set is organized the way building departments expect: cover sheet with code and load notes, plans, elevations, a section, foundation, framing, electrical and plumbing. Many jurisdictions will also ask for a local engineer's or architect's stamp, energy-code forms or a site plan, so plan for that review.
Explore similar designs: Small Cabin Plans, Tiny Cottage Plans, ADU Plans.
Similar tiny house plans
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- 720 sq ft
- 2 bed
- 1 bath
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Plan 12-2437
The Garden Suite: 16 x 32 One-Bedroom ADU Plan
- 512 sq ft
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- 1 bath
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Frequently Asked Questions
What files come with Plan 12-2417?
One zip file with a 10-sheet construction drawing set (24 x 36 in. PDF: cover, floor plan, elevations, section, foundation, roof framing, electrical, plumbing, materials list and cost estimate), a DXF CAD file, the materials list and cost estimate as spreadsheets (CSV), a 3D model (OBJ) and PNG images.
How do I get the files after I pay?
Instantly. After checkout you land on a download page, and we email the same link. The link works for a year and up to 25 downloads, and you can request a fresh one any time from Find my plan download.
Are these plans stamped or permit-ready everywhere?
No plan is permit-ready in every jurisdiction. The set includes the sheets most building departments ask for, but codes, snow and wind loads, and energy rules vary. Have a local engineer or architect review it and stamp it if your jurisdiction requires that.
Can Plan 12-2417 be modified?
Yes. Tiny Homes Blueprint can flip the layout, adjust room sizes, add or remove a loft, or change the foundation. Request a modification quote.
Can I build Plan 12-2417 on a trailer?
No. At 20' deep it is wider than the 8.5 ft road limit and is designed for a permanent foundation. For road-legal designs, see our tiny house on wheels plans.
What does the license allow?
Your purchase includes a license to build one home from the plan. You can print and share the drawings with your builder, lender and permit office for that build. See the terms for details.
Questions about Plan 12-2417?
Call Tiny Homes Blueprint or send a message. We answer within one business day.