3-Bedroom 2- Story House Plan — 1,269 Sq Ft (Plan 1269)
by American Design Gallery|3 bedroom 2-Story starter home
Plan 1269 is an expertly crafted 1,269 sq ft home that perfectly balances style and functionality. This 2-story design features three bedrooms and 2.5 bathrooms, offering ample space for a small family or those looking to downsize without compromising on comfort. The absence of a garage allows for a more expansive living area, making it ideal for those who prioritize indoor space. The exterior is inviting, with a covered porch that sets the tone for the warmth found within. Inside, a gas-log fireplace in the living area becomes the centerpiece, complemented by 9-foot ceilings that enhance the open feel. The kitchen is efficiently designed with ample cabinetry and a convenient pantry, ensuring functionality. Upstairs, a vaulted master suite offers luxury and privacy, complete with a walk-in closet. With an optional finished basement, this plan offers versatility and potential for additional living space, making it a valuable choice for homeowners seeking a comfortable and adaptable home design.
Read full description →Features
- ●Covered Porch
- ●Walk-In Closet
- ●Fireplace
- ●9' Ceilings
Key Highlights
- ●3 bedrooms, 2.5 bathrooms
- ●1269 sq ft, 2-story design
- ●Inviting covered porch
- ●Gas-log fireplace in living area
- ●Vaulted master suite with walk-in closet
- ●Optional finished basement for extra space
Floor Plans
First Floor
Second Floor
Copyright 2026 ADG, Inc.
Elevation
Loading...
Will this plan fit your lot?
Enter your lot dimensions to see if Plan #1269 (48' × 28') fits
Try the Lot Analysis Tool →Have a question about this plan?
Ask about modifications, pricing, or anything else about Plan #1269
Send an Enquiry →Unlimited Licensing
- ✓Print as many copies as you need
- ✓Have changes made by your local draftsman
- ✓Share with your builder, engineer, and permitting office
- ✓Build the plan as many times as you want
- ✓One-time purchase, no recurring fees
Details
Heated Area
624 main fl 645 upper fl 1269 sq. ft total
Roof
Truss or Rafter 6/12 main pitch 9/12 front
Floor
2 x 10 Joist
Walls
8' & 9' plates L=204' (insulated)
Ceilings
9' main floor 8' upper floor Vaulted Master Suite
Basement
Approx. 558 sq. ft Full Basement
Opt'l Finish
Rec room 1 Bedroom 3/4 Bath
Masonry
Approx. 84 sq. ft Front only (includes front offset)
Kitchen
Approx. 10' x 10' Base cabs L=18' Upper cabs L=15' 24" Pantry
Misc
Csmt windows Gas-log Fireplace
Similar Plans
No Similar Plans have been added
About Plan #1269
Exterior and Curb Appeal
Plan 1269 greets you with a welcoming exterior that combines simplicity and charm. The covered porch serves as an inviting entryway, perfect for enjoying a morning coffee or greeting guests. With a width of 48 feet and a depth of 28 feet, this home’s footprint is designed to maximize space efficiently. The front masonry, covering approximately 84 sq ft, enhances the home’s curb appeal, adding a touch of elegance and durability to the facade. The roof features a truss or rafter system with a 6/12 main pitch and a 9/12 front pitch, ensuring structural integrity and an attractive profile.
Main Level Layout
Upon entering the main level, you are welcomed into an open and airy living space. The 9-foot ceilings create a sense of spaciousness, while the gas-log fireplace in the living area provides a cozy focal point for family gatherings. The adjacent dining area flows seamlessly into the kitchen, making it perfect for entertaining. The kitchen, approximately 10' x 10', includes 18 feet of base cabinets and 15 feet of upper cabinets, along with a 24-inch pantry for ample storage. This efficient layout ensures that meal preparation and storage are both convenient and organized.
Bedroom and Bathroom Arrangement
The second floor of this home is dedicated to restful retreats, with three well-appointed bedrooms. The master suite stands out with its vaulted ceiling, creating an open and airy atmosphere. It includes a spacious walk-in closet, ideal for organizing personal belongings. The master bathroom offers a private oasis, enhancing the suite’s luxury. Two additional bedrooms share a full bathroom, providing convenience and privacy for family members or guests. This thoughtful arrangement ensures each room feels private yet connected, making it ideal for family living.
Notable Features
This house plan is packed with features that enhance its livability and comfort. The optional finished basement, approximately 558 sq ft, offers the potential for additional living space, including a rec room, bedroom, and 3/4 bath, providing flexibility for growing families or those needing extra space. The absence of a garage in this design allows for a more expansive living area, prioritizing indoor comfort over vehicle storage. With insulated exterior walls and a combination of 8' and 9' plates, this home is designed for efficiency and comfort. Every detail, from the gas-log fireplace to the vaulted master suite, is crafted to create a warm and inviting atmosphere.