TMS-138-CF1

Description

A Smart 973 Sq. Ft. Small House Plan Designed for Comfortable One-Level Living

If you are searching for a small 2-bedroom house plan with 2 bathrooms, a practical single-story layout, and welcoming outdoor living spaces, TMS-138-CF1 offers an impressive combination of comfort, efficiency, and timeless charm.

Designed by TM Studio-Small House Design, this compact home provides 973 sq. ft. of conditioned living area plus 230 sq. ft. of unconditioned space. The layout includes two bedrooms, two full bathrooms, a spacious kitchen and dining area, a separate living room with a fireplace, a dedicated laundry room, and covered porches at both the front and rear.

With an overall footprint of 39′ wide by 26′ deep and a building height of approximately 19.3 feet, TMS-138-CF1 is designed to deliver the spaces buyers use most—without unnecessary square footage.

Ideal for Retirees, Downsizers, Couples, and Small Families:-

One of the strongest advantages of this design is its single-story floor plan. The primary living spaces, bedrooms, bathrooms, laundry room, kitchen, and outdoor access are all located on the same level.

For retirees and empty nesters, this can create a more convenient everyday lifestyle compared with a multi-story home. For couples and small families, the second bedroom provides valuable flexibility as a guest room, home office, hobby space, or permanent bedroom.

The home includes 2 bedrooms and 2 full bathrooms, allowing the primary bedroom to have its own private bath while guests or other household members use a separate full bathroom.

Spacious Kitchen and Dining Area – 193 Sq. Ft.:-

The kitchen and dining area measures approximately 17′-0″ x 11′-5″, providing an impressive 193 sq. ft. of space.

The kitchen layout offers room for full-size appliances, generous cabinetry, and a central island that can provide additional prep space and casual seating. The adjoining dining zone has space for a full dining table, making the room suitable for everyday meals and entertaining.

Windows along the exterior walls help bring natural light into this important gathering space, while direct access to the rear porch makes indoor-outdoor dining more convenient.

For buyers searching for a small house plan with a large kitchen, this is one of the standout features of TMS-138-CF1.

Cozy Living Room with Fireplace:-

The 134 sq. ft. living room, measuring approximately 11′-7″ x 11′-5″, is designed as a comfortable and inviting place to relax.

A fireplace creates a warm focal point and gives the room the cozy character many buyers want in a cottage-inspired or retirement home. The living area is positioned near the entry and connects naturally with the central hallway and kitchen-dining area.

This arrangement creates defined spaces without making the home feel disconnected.

Private Primary Bedroom Suite:-

The primary bedroom measures approximately 12′-3″ x 11′-0″, providing 135 sq. ft. of comfortable sleeping space.

The suite includes its own 28 sq. ft. walk-in closet, measuring approximately 4′-9″ x 6′-0″, along with a private 41 sq. ft. primary bathroom, approximately 8′-3″ x 5′-0″.

This separation creates a more private owner’s area while keeping the overall floor plan compact and efficient.

A short 20 sq. ft. hallway, measuring approximately 3′-2″ x 6′-5″, helps organize the primary suite area and provides separation between the bedroom, closet, and bathroom.

Flexible Second Bedroom with Nearby Full Bathroom:-

Bedroom 1 provides approximately 104 sq. ft. of space and measures about 9′-6″ x 10′-0″.

A nearby 13 sq. ft. closet, measuring approximately 2′-2″ x 6′-0″, adds practical storage. The bedroom also has convenient access to the second full bathroom.

The 42 sq. ft. hall bathroom, approximately 8′-0″ x 5′-3″, is centrally located for convenient use by residents and guests.

This setup makes the second bedroom ideal for overnight visitors, a home office, a hobby room, or everyday bedroom use.

Generous 43 Sq. Ft. Dedicated Laundry Room:-

Small homes often sacrifice utility space—but TMS-138-CF1 includes a dedicated 43 sq. ft. laundry room, measuring approximately 8′-0″ x 5′-5″.

Its location near the kitchen, bedrooms, and rear section of the home keeps household tasks convenient while helping laundry equipment stay separate from the main living areas.

Two Covered Porches for Relaxed Outdoor Living:-

Outdoor living is an important part of this small house design.

The front of the home features a 101 sq. ft. covered porch, approximately 19′-2″ x 5′-2″. This creates a welcoming entrance while providing room for outdoor seating.

At the rear, a larger 129 sq. ft. covered porch, approximately 18′-2″ x 7′-0″, offers additional space for relaxing, dining, or entertaining outdoors.

Together, these porches contribute to the home’s total 230 sq. ft. of unconditioned area and give the compact floor plan a stronger connection to the outdoors.

Compact Footprint with Practical Construction Details:-

TMS-138-CF1 has been designed with a 39′ width and 26′ depth, making it suitable for buyers who want to build a smaller home while still enjoying two bedrooms and two full bathrooms.

Key technical specifications include:

• Conditioned Area: 973 sq. ft.
• Unconditioned Area: 230 sq. ft.
• Bedrooms: 2
• Full Bathrooms: 2
• Half Bathrooms: None
• Floors: 1
• Garage: Not included
• Overall Width: 39′
• Overall Depth: 26′
• Overall Height: Approximately 19.3′
• Foundation: Crawlspace foundation
• Main Roof Pitch: 7:12
• Exterior Framing: 2×6 wood
• Interior Framing: 2×4 wood
• First-Floor Ceiling Height: 9′-0″ flat ceiling

The 7:12 main roof pitch gives the exterior a classic residential profile, while the 9-foot ceilings help the interior feel more open and spacious.

A Small Forever Home with Everyday Comfort:-

TMS-138-CF1 is a strong choice for anyone searching for a small retirement house plan, 2-bedroom cottage floor plan, single-story downsizing home, or compact house plan with two full bathrooms.

Its greatest strength is balance. The home is small enough to be easier to maintain, yet it still includes the spaces many buyers do not want to give up—a private primary suite, guest bedroom, two full bathrooms, large kitchen and dining area, dedicated laundry room, fireplace, and two covered porches.

Whether you are planning a retirement home, downsizing from a larger property, building a peaceful country cottage, or creating a comfortable home for a small household, TMS-138-CF1 from TM Studio-Small House Design offers a practical foundation for relaxed, efficient living.

Detailed Room Schedule:-