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SILLPLATEPLAN CO.Sillplate Plan Co.

Pricing

Custom house plans from $1,495.

Your exact price in seconds. First draft in as little as 2 business days, three rounds of changes included.

Instant price

Heated living area, not the garage or an unfinished basement.

Complexity

Simple footprint and roof: a typical ranch or simple two-story.

Your custom plan

$1,645

2,000 sq ft, standard. $1,495 + 200 sq ft over 1,800. Three rounds of revisions included. First draft in as little as 2 business days.

Typical architect-drawn set, revisions includedBased on what we see as general contractors.
$10,000–$20,000
Structural engineercommonly $1,000–$3,000 if your building department requires sealed plans. At cost, plus our $150 coordination fee.
$1,000–$3,000

Estimated savings

$8,300–$18,300

Compared with a typical architect-drawn set. If you also need sealed plans, about $5,200–$17,200. Estimates, not quotes.

Start my custom plan

It's your responsibility to call your local building department and find out whether sealed plans are required. If they are, we coordinate with a licensed structural engineer, who reviews the calculations in our plans, makes any adjustments necessary, and seals them. The engineer's fee is passed through at cost: commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home. Plus our $150 coordination fee.

  • Architect-drawn custom plans commonly run $10,000–$20,000 once revisions are included. That's what we see as general contractors; it depends on the size of the home and how custom it is.
  • Our price: $1,495 up to 1,800 living sq ft, plus $0.75 (Standard) to $1.25 (Complex) per sq ft over 1,800, with three rounds of revisions included. The table uses the Standard price. Savings = the typical architect-drawn set minus our price.
  • Sealed plans, only if your building department requires them: a licensed structural engineer reviews, adjusts and seals our plans. Their fee is passed through at cost, commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home, plus our $150 coordination fee. If you need one, subtract it from the savings.
  • Savings are estimates, not quotes or a promise. Your costs will vary.
Custom plan prices
Custom plan, up to 1,800 living sq ftComplete construction set. Three rounds of changes included.$1,495per plan
Over 1,800 sq ft: StandardSimple footprint and roof; a typical ranch or simple two-story.$0.75 / sq ft over 1,800
Over 1,800 sq ft: DetailedSeveral roof lines, vaults, a walkout or bump-outs.$1.00 / sq ft over 1,800
Over 1,800 sq ft: ComplexIrregular footprint, multi-level, large open spans or heavy framing detail.$1.25 / sq ft over 1,800

Worked examples

1,400 sq ft
$1,495
2,000 sq ft, Standard
$1,645
2,500 sq ft, Standard
$2,020
2,500 sq ft, Complex
$2,370

Living (heated) sq ft. Garages and unfinished basements aren't counted. Prices exclude sales tax and are confirmed in writing before any work starts.

Every custom plan

What's in a complete set

13 items · foundation to roof

  • Cover sheet
  • Floor plansEach floor, dimensioned
  • Exterior elevationsAll sides
  • Roof plan
  • Foundation plan
  • Floor framing plansEach floor level
  • Roof framing plan
  • Wall bracing
  • Building sections
  • Construction details
  • Door and window schedules
  • Electrical plansEach floor
  • Code references

Sheet count varies with the size of the home and the number of floors. Everything a builder needs to price and build the house.

  • Changes: three rounds of changes included.
  • Speed: first draft in as little as 2 business days once we have what we need. A target, not a guarantee.
  • Payment: price confirmed in writing; 50% deposit to start, balance before the final files.
Start a custom plan

Ready-made plan prices
Build once: under 1,200 sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,195$595per license
Build once: 1,200–1,599 sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,295$695per license
Build once: 1,600–1,999 sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,395$795per license
Build once: 2,000–2,499 sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,495$895per license
Build once: 2,500–2,999 sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,595$995per license
Build once: 3,000+ sq ftOne home on one lot. Build as many as you want (unlimited homes): $1,795$1,195per license
Each extra homeAdd one more home (one lot) to a Build once license.$195per additional build
Customize this planPer revision round, drawn into the full construction set.$400per revision round
Customize this plan, with updated imagesPer revision round, with the plan's images redone to match.$500per revision round
Photo packageEvery image of a plan at full resolution, licensed for marketing that home. Buy it before the plan.$149per plan
CAD filesNo DWG export yet.Coming soon

CAD files: coming soon.

See the ready-made plans

Add-on prices
Exterior imagesRealistic exterior views of your plan for bids, lenders and marketing.$295per plan
Interior imagesRealistic views of the main living spaces.$495per plan
Full image galleryExterior and interior views, every main room.$695per plan
Lot SnapshotBy request only, pending counsel review. Not an appraisal.$295per lot
Full Feasibility ReportBy request only, pending counsel review. Not an appraisal.$995per lot

Built from the plan's real 3D model, then given an AI realism finish: true proportions, not a guess.

Sealed plan prices
The structural engineer's feePassed through at cost: commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home.At cost
Our coordination feeThe engineer reviews the calculations in our plans, makes any adjustments necessary, and seals them.$150per project

How it works

Their fee, at cost
The licensed structural engineer's own fee is passed through at cost (commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home), plus our $150 coordination fee.
Scope
Their scope is limited to what your building department requires.
You approve first
You see and approve the engineer's quote before any work starts.
Their call
The engineer's design decisions are the engineer's professional responsibility.
Updating our drawings
One round of working the engineer's required changes into our drawings is included. Changes beyond that, or engineer-driven redesign beyond the original scope, are quoted in writing first.

I'm a draftsman and a builder, not an architect or engineer. I draw houses the way they actually get built.

Many homes don't need sealed plans at all; it depends on your state and your building department. It's your responsibility to call your local building department and find out whether sealed plans are required.

If they are, we coordinate with a licensed structural engineer, who reviews the calculations in our plans, makes any adjustments necessary, and seals them. The engineer's fee is passed through at cost: commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home. Plus our $150 coordination fee.

Ordering 3 or more plans a year? Take 10% off custom and ready-made plans. Tell us when you order and we'll apply it on the invoice.

Plans for builders

Ready-made plans
Paid in full at checkout
Custom plans
50% deposit to start; the balance before the final files
Changes to ready-made plans
Paid up front, quoted in writing
Licensed professionals' fees
At cost, no markup

Prices are in US dollars, exclude sales tax and are effective 2026-10-15. See the refund policy and plan license terms.

How much does a custom house plan cost?

$1,495 for a complete set up to 1,800 living sq ft. Over 1,800 sq ft, each extra sq ft adds $0.75 (Standard), $1.00 (Detailed) or $1.25 (Complex):

  • Up to 1,800 sq ft: $1,495
  • 2,000 sq ft, Standard: $1,645
  • 2,500 sq ft, Standard: $2,020
  • 2,500 sq ft, Complex: $2,370

Three rounds of revisions are included. Architect-drawn custom plans commonly run $10,000–$20,000 once revisions are included (based on what we see as general contractors). The price calculator gives you the number for your home.

How fast can I get plans?

First draft in as little as 2 business days once we have what we need from you. Bigger or more complex homes take longer, and so does waiting on decisions. We'll give you a date when we confirm your order. It's a target, not a guarantee.

Ready-made plans download the day you buy. None of these times include a licensed professional's schedule or the building department's review.

Are you architects or engineers?

No. I'm a draftsman and a builder, not an architect or engineer. I draw houses the way they actually get built. Plans are prepared by a person who is not a licensed architect or professional engineer, and every sheet says so.

We draft house plans and construction drawings for one- and two-family homes. Many states allow that for those buildings, with that statement on the documents (Missouri's rule is RSMo 327.101.2(5) and 327.191.2(5)). Rules vary by state. We don't seal drawings.

See our design service disclosures.

Do I need sealed plans or an engineer?

Many homes don't need sealed plans at all; it depends on your state and your building department. It's your responsibility to call your local building department and find out whether sealed plans are required.

If they are, we coordinate with a licensed structural engineer, who reviews the calculations in our plans, makes any adjustments necessary, and seals them. The engineer's fee is passed through at cost: commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home. Plus our $150 coordination fee. See the next question for how it works.

What if my building department requires sealed plans?

We coordinate with a licensed structural engineer, who reviews the calculations in our plans, makes any adjustments necessary, and seals them. The terms are simple:

  • Their fee, at cost: commonly $1,000–$3,000, and from about $500 to $5,000 depending on the home, passed through with no markup, plus our $150 coordination fee.
  • Scope: limited to what your building department requires.
  • You approve first: you see and approve the engineer's quote before any work starts.
  • Their call: the engineer's design decisions are the engineer's professional responsibility.
  • Updating our drawings: one round of working the engineer's required changes into our drawings is included. Changes beyond that, or engineer-driven redesign beyond the original scope, are quoted in writing first.
What's in a complete set?

Everything a builder needs to price and build the house:

  • a cover sheet;
  • a dimensioned floor plan for each floor;
  • exterior elevations, all sides;
  • a roof plan and a foundation plan;
  • a floor framing plan for each floor level, and a roof framing plan;
  • wall bracing;
  • building sections and construction details;
  • door and window schedules;
  • an electrical plan for each floor;
  • code references.

Sheet count varies with the size of the home and the number of floors. Not included: a site plan or survey, truss and engineered-lumber design (from the manufacturer), HVAC sizing, and any licensed professional's seal.

Can I make changes?

Yes. Three rounds of changes are included with every custom plan. Bigger changes after that are quoted in writing before we start them.

Customizing a ready-made plan: $400 per revision round, or $500 per round with the plan's images redone to match. A whole new layout is quoted as a custom plan.

What are ready-made plans?

Plans we've already drawn, each a complete construction set with realistic exterior images. They cost less than a custom plan because the drawing is done. Prices go by living area:

  • Build once (one home on one lot): under 1,200 sq ft $595, 1,200–1,599 sq ft $695, 1,600–1,999 sq ft $795, 2,000–2,499 sq ft $895, 2,500–2,999 sq ft $995, 3,000+ sq ft $1,195.
  • Each extra home: $195.
  • Build as many as you want (unlimited homes): $1,195 / $1,295 / $1,395 / $1,495 / $1,595 / $1,795, by the same size steps.

CAD files: coming soon. Browse them on the ready-made plans page.

What counts as one build?

One house at one street address. You register each build in your account before you apply for a permit. A mirrored plan at a new address is a new build. Rebuilding at the same address after a fire or storm isn't.

The full plan license terms are short, and you can read them before you pay.

Do builders get a discount?

Yes: 10% off when you order 3 or more plans a year. Tell us when you order and we'll apply it on the invoice.

Which states do you work in?

It depends on each state's licensing laws:

  • Most states: we draft and sell, with the state's required statement on the plans.
  • Some states: state law may require engineering; the plan page and checkout show that state's notice before you order.
  • Restricted: Arkansas, Hawaii, Maryland, Nevada, New Jersey and New York. We don't sell plans for building there.

This is based on our legal research, which isn't legal advice, and it can change.

Are the pictures photos of built homes?

No. Every image starts from a real 3D model built from the plan, then gets an AI realism finish. So what you see has the real proportions, sizes and features of the drawings. It's not an AI guess at a house. The built home may vary.

Want the pictures before you buy the plan? A photo package ($149) gets every image of a plan at full resolution, licensed for marketing that home. Images of your own custom plan are an add-on: exterior $295, interior $495, or the full gallery $695.

How do I pay for a custom plan?

We confirm the price in writing first. Custom work starts with a 50% deposit, and the balance is due before the final files are released.

What are the lot reports?

Optional research before you build: a Lot Snapshot ($295) or a Full Feasibility Report ($995). Both are by request only for now while our counsel reviews them.

What's your refund policy?
  • Ready-made plans: no refunds once a file in the order has been downloaded. We refund a duplicate purchase, an order whose files haven't been downloaded if you ask within a few days, or our own delivery error.
  • Custom plans, changes and reports: refundable before work starts. Deposits are non-refundable once work starts.
  • Permit outcomes aren't grounds for a refund.

The refund policy has the details.

Prepared by a person who is not a licensed architect or professional engineer.

Ready for your plan?

Tell us what you want. We confirm the price in writing before any work starts.

Start my custom planI'm a homeowner