Brashear BP-2001
$849.99
One of our top-selling plans, the Brashear plan has 3 bedrooms and 2.5 bathrooms in 2,567 sq ft.
Brashear BP-2001 Specifications
Photo tour of the finished Brashear
These are photographs of a Brashear that has actually been built, not renderings. The plan is drawn at 109 feet wide, which is difficult to appreciate from an elevation drawing and obvious the moment you see the finished elevation against a treeline.
The Brashear floor plan and elevations
Single story, 2,567 heated square feet on a 109 by 53 foot footprint. The living space is arranged along one axis with a 1,230 square foot detached garage connected by a covered breezeway.
Three bedrooms and two and a half baths, plus a dedicated office and a mudroom off the breezeway. Ten-foot ceilings throughout the first floor. Concrete slab foundation, stick-frame construction, 7:12 main roof pitch.
What does it cost to build a Brashear?
Finished barndominiums generally run $65 to $160 per square foot. On the Brashear’s 2,567 heated square feet that works out to roughly $167,000 to $411,000 before land, site preparation, well, septic and utility connections.
That range understates this particular plan, and it is worth understanding why. Per-square-foot figures are quoted against heated space. The Brashear carries 2,799 square feet of unheated structure on top of its 2,567 heated — a 1,230 square foot garage, 1,169 square feet of porches and a 400 square foot pavilion. All of it has a foundation and a roof, and all of it costs money. Total area under roof is 5,366 square feet, more than double the heated figure. Budget for the structure you are actually building, not the part you are conditioning.
If you are starting from a kit rather than a stick-built shell, packages run about $20 to $35 per square foot with another $10 to $15 per square foot to assemble.
Two things move this number more than any design decision: your local labor market, and whether you act as your own general contractor. Get quotes from builders in your county before you set a budget. National averages are a starting point, not an estimate.
The plan set itself is $849.99 — a rounding error against the build, and the cheapest place to change your mind.
Is the Brashear right for you?
This is the section that makes the page non-duplicative. Do not template it.
The 109-foot width is the first thing to check, and it disqualifies more lots than people expect. This is a wide, low house. With setbacks you are looking for well over 130 feet of buildable width, which rules out most infill and a lot of subdivided acreage. If your lot is narrower than that, stop here — nothing else about the plan matters.
The detached garage is a real decision, not a detail. 1,230 square feet is a genuine shop, and putting it in its own structure connected by a breezeway keeps noise, fumes and cold out of the house. The trade-off is that you go outside to reach it — covered, but outside. In a climate with real winters, some people find that unacceptable and only discover it after moving in. If an attached garage matters to you, this is the wrong plan and a foundation-and-layout modification will not fix it cheaply.
Two and a half baths across three bedrooms plus an office is adequate, not generous. There is no second full bath serving guests independently of the secondary bedrooms. For a family of four it works. For frequent overnight guests, or for anyone planning to age in place with a caregiver, it is tighter than the square footage suggests.
The unheated-to-heated ratio is unusual and cuts both ways. More than half the structure is unconditioned. That is excellent value if you want covered outdoor living and a serious shop — 1,169 square feet of porch and a 400 square foot pavilion is a lot of usable outdoor room. It is poor value if what you actually wanted was 5,000 square feet of house, because you are paying to build and roof space you will never heat.
Where it is straightforwardly strong: a single story with ten-foot ceilings and an open plan lives much larger than 2,567 square feet suggests; the dedicated office is a real room rather than a converted bedroom; and the mudroom sitting between the breezeway and the living space is the detail that makes a detached-garage layout work day to day.
Brashear BP-2001 FAQ
How big is the Brashear barndominium?
2,567 heated square feet on a 109 foot by 53 foot footprint, single story. Total area under roof is 5,366 square feet once you include the 1,230 square foot detached garage, 1,169 square feet of porches and a 400 square foot pavilion. Overall height is 21 feet ½ inch.
How many bedrooms and bathrooms does the Brashear have?
Three bedrooms and two and a half bathrooms — two full baths and one half bath. The plan also includes a dedicated office and a mudroom, so the room count is higher than the bedroom count suggests.
Does the Brashear have an attached garage?
No. The 1,230 square foot garage is detached and connected to the house by a covered breezeway. That keeps shop noise and fumes out of the living space, but it does mean stepping outside to reach the garage. Worth thinking through if you are building somewhere with hard winters.
Can I change the foundation or make modifications to the Brashear?
Yes. The designer offers minor modifications at $800 for up to three changes that do not alter room sizes or overall dimensions, and major modifications at $1,600 for up to five changes or anything that does. A foundation change is $350, and mirroring the plan is $275. Ask before you buy rather than after.
What is included in the BP-2001 plan set?
Cover sheet, dimensioned floor plans, four elevations, electrical, plumbing and HVAC plans, roof framing plan, foundation plan and wall section. The base plan is $849.99 as a PDF for a single build. A CAD/DWG version is available separately at $775 for architects and engineers.
