2-Story + 2-Car Garage Appalachian Mountain III house plan
1,989 sq ft
Heated Area
4 Bed / 3 1/2 Bath
Bedrooms / Baths
2-Stories
Stories
2 car
Garage / Storage
From $1,495
Plan Price

The Appalachian Mountain III is a 4-bedroom, 3.5-bath mountain home that delivers 1,989 square feet of vaulted, open living on the main level with an optional walkout basement that doubles your space. I designed this as the widest version of the Appalachia series with a 2-car garage and a breezeway, perfect for the family that wants mountain living with room for every vehicle and all the gear.

The main floor is built around vaulted spaces. The family room, master suite, screened porch, and a secondary bedroom all vault to the roofline, creating the kind of airy, connected living that flat ceilings simply cannot match. Nine-foot ceilings in the standard rooms keep everything feeling proportioned. A bunk room and flex room add versatility for guests, kids, or a home office. The optional lower level adds 1,989 square feet with a recreation room and covered terrace for full walkout living.

Outside, a front porch, open deck, screened porch, breezeway, and covered porch give you outdoor options in every direction. At 87 feet 2 inches wide by 56 feet 10 inches deep, this plan is the wide-lot version of the series, giving you room to stretch the garage and breezeway across the hillside. The sloping mountain or lake lot design puts the lower level in full daylight with natural walkout access.

The Appalachian Mountain III plan is available for $1,495. Also see Appalachia Mountain II, Appalachia Mountain, Asheville Mountain, and Boulder Mountain Cabin.

Plan Highlights

Waterfront Orientation Living areas, dining, and porches oriented toward the water on every level
Front Porch, Open Deck, Screened Porch, Breezeway, Covered Porch Covered outdoor spaces for all-day living and entertaining at the water's edge
Sloped Lot Ready Designed for naturally sloped waterfront terrain — grade works with the plan, not against it
Open Main Level Kitchen, dining, and great room flow together with unobstructed lake views
4-bedroom Plan Private sleeping suites separated from common areas for guests and family
Craftsman Exterior Deep porches, exposed rafter tails, and natural materials that read as a proper lake cottage

Specifications

Full Plan Details

Everything you and your builder need to evaluate this plan.

Living Area

Main Floor1,989 sq ft
Upper Floornone sq ft
Lower Leveloptional 1989 Sq. Ft. sq ft
Total Heated1,989 sq ft
Width87' 2"
Depth56' 10"

House Features

Bedrooms4
Bathrooms3 1/2
Stories2
Additional SpaceMechanical Room, Recreation Room, Bunk Room, Flex Room
Outdoor SpacesFront Porch, Open Deck, Screened Porch, Breezeway, Covered Porch
Garage / Storage2 car
Lot Suitabilitysloping mountain or lake

Construction

Exterior Framing2x4 or 2x6
Ceiling Height9', Vaulted Family Room, Vaulted Master Suite, Vaulted Screened Porch, Vaulted bedroom
Roof Style11' 2
Home StyleLake House, Waterfront, Craftsman

Floor Plans

Explore the Layout

Lake-oriented living — every level designed to connect you to the water.

two-story-open-living-lake-or-mountain-house-floor-plan-appalachia

lake-or-mountain-walkout-basement-floor-plan-appalachia

Max Fulbright, Lead Designer

Builder Insight

I designed the Appalachian Mountain III with the waterfront in mind from day one — not as an afterthought. The living spaces face the water, the porches connect each level to the outdoors, and the layout is built for the way people actually use a lake house. If your lot drops toward the water, this plan turns that terrain into an asset.

— Max Fulbright · Lead Designer, 35+ years

Your Plan Set

What’s Included

Complete and build-ready. Everything your builder needs to break ground on your waterfront property.

Elevations

Front, side, and rear elevations at ¼″ scale with exterior material call-outs and porch details.

Floor Plans

Dimensioned floor plans for all 2 levels with room labels and dimensions.

Foundation Plan

Foundation plan with footing and wall dimensions. Includes walkout lower level if applicable.

Roof Plan

Roof plan with pitches, ridges, valleys, and porch roof details for accurate bidding and construction.

Build Budget

Cost to Build Estimator

Ballpark construction estimates based on 1,989 sq ft and 2026 national averages. Actual costs vary by region, contractor, and finish level.

Budget Build

$298,350 – $348,075

$150 – $175 / sq ft

Basic finishes, standard fixtures, builder-grade materials. Functional and clean.

Mid-Range Build

$348,075 – $447,525

$175 – $225 / sq ft

Quality finishes, custom cabinets, upgraded fixtures. The sweet spot for most builders.

Premium Build

$447,525 – $596,700

$225 – $300 / sq ft

High-end finishes, premium materials, custom details throughout. Architect-quality construction.

Estimates do not include land, site prep, permits, or utility connections. Costs vary by region. Call (770) 301-4214 for a free build cost consultation.

Common Questions

Frequently Asked Questions

Each plan set includes dimensioned floor plans for all levels, front/side/rear elevations, foundation plan, and roof plan. Available as PDF ($1,495) or editable CAD files ($1,884).
Yes. Our in-house design team handles all modifications directly. Common changes include adjusting bedroom count, resizing rooms, changing exterior materials, or adapting for a specific lot. Typical turnaround is 2–4 weeks. Contact us at (770) 301-4214 for a free consultation.
Stock plans do not include a professional stamp. Many jurisdictions require a licensed engineer in your state to review and stamp the plans before permit submission. Check with your local building department before purchasing.

Ready to Build Your Lake Retreat?

Whether you're ready to purchase or want to discuss modifications for your specific lot and waterfront, our family is here to help.

Appalachian Mountain III
From $1,495
Buy Now