Plan 12-2418
Rustic 3-Bedroom Tiny House Plan with Covered Porch
- 700 sq ft
- 3 bed
- 2 bath
- 2 floors
$550View plan
Plan 12-2438
The Carriage: 22 x 28 Two-Bedroom ADU Plan
The Carriage is a 22 x 28 ft two-bedroom ADU plan with an open living room and kitchen in 616 sq ft. A second bedroom usually brings meaningfully higher rent than a studio.
- 616 sq ft
- 2 bedrooms
- 1 bath
- 1 level
- 28' x 22'
Plan 12-2438 floor plan
28' x 22' footprint. Room sizes are nominal. The purchased plan set has full wall, window and door dimensions.
| Room | Size | Area |
|---|---|---|
| Living | 15'-0" x 12'-0" | 180 sq ft |
| Kitchen | 13'-0" x 12'-0" | 156 sq ft |
| Bedroom 1 | 11'-0" x 10'-0" | 110 sq ft |
| Bath | 6'-0" x 10'-0" | 60 sq ft |
| Bedroom 2 | 11'-0" x 10'-0" | 110 sq ft |
Floor plan highlights
- Living room and kitchen share the front half of the unit.
- Two equal bedrooms at the back each fit a queen bed.
- The bath sits between them on one wet wall with the kitchen.
- Windows can be placed away from the main house for privacy.
Key features
- Two bedrooms in 616 sq ft for higher rent
- Open living and kitchen
- Bath centered between the bedrooms
- Simple rectangle for lower build cost
- Fits typical 20 x 30 ft ADU zones
Plan specifications
| Plan number | Plan 12-2438 |
|---|---|
| Total living area | 616 sq ft |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Levels | Single level |
| Footprint | 28' x 22' |
| Overall height | 16' |
| Ceiling height | 9' |
| Roof | 6:12 gable, shingles |
| Exterior walls | 2x6 wood framing, lap siding |
| Foundation | Slab or crawlspace |
| Files included | PDF, CAD and image files |
What will Plan 12-2438 cost to build?
Using typical 2026 costs of $150–$330 per sq ft for an owner-built home and $250–$500 per sq ft with a builder, a 616 sq ft house like Plan 12-2438 generally falls between $92,400 and $203,280 owner-built, or $154,000 to $308,000 with a general contractor, before land, utilities and site work. Your region, finishes and foundation move the number most.
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.
Explore similar designs: ADU Plans.
Similar tiny house plans
Plan 12-2430
The Primrose: 24 x 30 Two-Bedroom Cottage Plan
- 720 sq ft
- 2 bed
- 1 bath
- 1 level
$1,050View plan
Frequently Asked Questions
What files come with Plan 12-2438?
The plan set includes the drawings as PDF, CAD and image files: a dimensioned floor plan, exterior elevations and roof and wall framing specifications.
Can Plan 12-2438 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 12-2438 on a trailer?
No. At 22' 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.
How do I order?
Use the order button on this page or call 210-903-9471. We confirm your plan and file needs, send a secure payment link and deliver the files by email.
Questions about Plan 12-2438?
Call Tiny Homes Blueprint or send a message. We answer within one business day.