6 Reasons Why Main Floor Master Bedroom Homes Cost More to Build
Main Floor Master vs Second Floor Master Custom Homes
In general, a two-story home with a main floor master bedroom will have a higher per square foot cost than a two-story home with all bedrooms located on the second floor.
Why do main floor master suite homes cost more?
1. Square Footage Distribution
The differences in how square footage is distributed add to the cost of building a home.
Given two homes of essentially the same square footage - both with three bedrooms, with the option of either a 4th bedroom or some additional living/entertaining space - the rooflines, exteriors, footprints, framing, and garage locations can all be quite different. A main floor master home is usually more spread out, with a larger first floor, than it's equivalent second floor master home.
2. Roof Costs
A plan with a main floor master usually has a lot more roof. More roof means higher costs for several reasons.
- A steeper roof is taller, thus more framing labor and materials are needed. But an advantage can be increased attic height and space.
- Each time the roof line changes, more framing materials (and labor) are needed. A higher level of expertise is required - which can also increase framing costs.
- There's just plain more roof when the first floor size increases. That means higher labor and material costs for roofing.
3. Site Preparation and Clearing Costs
A larger site will need to be prepared for a main floor master home of equal square feet to a second floor master home.
There will be slightly higher charges for grading and foundation preparation.
4. Foundation: Slab, Crawlspace, or Basement Costs
The "footprint" of the home includes not only the square footage of the "heated" or living space on the first floor, but also that of the garage.
The foundation costs will higher for the plan with the first floor master bedroom, because the first floor is larger.
5. Framing Costs
There are several reasons costs will increase, especially with this main floor master plan.
- There is greater square footage on the first floor. Even though the second floor is smaller, that will not compensate - all the walls must still extend upwards until they reach the roof.
- Any time there is an extra "corner", costs increase. More materials are used, and more are wasted making additional cuts. More labor is required.
- More exterior wall means more heavy-duty framing, more sealing, more insulation, and, of course, more labor.
There's a reason a lot of builders charge extra for vaulted, cathedral, or trey ceilings. They have a materials and labor cost as well! Cathedral and vaulted ceilings can require extra beams, different framing techniques, longer than standard framing materials, and more.
Homes with main floor master suites often have at least one vaulted room.
6. Side Entry Garage Costs
Not all main floor master bedroom floor plans have side entry garages.
But if the home plan you choose does, the driveway and pathway costs may be slightly higher - it all depends on how the home is situated on the lot.
How Much More do Main Floor Master Homes Cost?
In general, expect to pay about 10-20% more per square foot for a home with a main floor master suite than one that has about the same square footage on both floors.
However, this can vary greatly - it all depends on all the different aspects of the two plans:
- Is the lot cost the same for both homes?
- Do both homes have the exact same interior and exterior finishes?
Even more important - does moving the master bedroom downstairs substantially increase the size of the first floor, while leaving a reduced size second floor? There are home plans available in which the master bedroom is downstairs, but the plan still includes a "full" upstairs.
In a situation like this, the only way to "fit" the master bedroom downstairs is to lose some living space - the sizes of the other rooms have to shrink, and you may lose a living room or office - but have a larger bonus room upstairs.
There won't be any vaulted rooms, but the overall square footage for the price can increase.
Raleigh New Home Floor Plan Options:
If you already know that a first floor master is right for you, Stanton Homes will help you build the home you've always wanted.
If you haven't decided yet, both home styles have a lot to offer, for different reasons. We'll help you find the right floor plan to fit your budget and lifestyle.