They are very different plans. Tell us a little about your needs and wants, and about your site?

Yes, we need more information. What size is your family? What ages are any kids? How many people are working from home, if any? How often and how many people do you entertain (dinner parties, etc.)? My fav exterior is Craftsman C, but I would want the posts on the porch beefed up. They look too frail to stand up to the volume of the house itself. With young children, that upstairs might present a hazard. In the other plan, the bathrooms look more convenient to all bedrooms but they are J&J, which many Houzzers don't like.

We are family if 4 and kids are 4 and 5 years old. My parents stay with us 6 months in a year and as they are old they prefer bedroom on main floor with their own washroom.

Both of us are in IT and have been working from home for last 18 months or so and seems like it will continue like that till Covid is here…

Of the two I like the Augusta but I would make at least one of the Jack and Jill bathrooms a hall accessed bathroom not directly accessed from the bedrooms. I don't like Any of the bathrooms in the Claridge nor the double height dining room with the gallery upper hall around it.

Don't like either of them.

Keep looking.

The Augusta has the bedroom on the main floor which you need, but you don't need 6 bedrooms and the kitchen is poorly designed.

No one who buys a house with 6 bedrooms would buy a kitchen with only one sink and a two car garage. That's absurd.

Start your search over.

Both of those houses are so poorly designed, to paraphrase Browning, how can I count the ways.

For your parents, only the Augusta has a full bath downstairs, but it is also the bathroom for company. And 11x10 is small for two adults to share for 6 months.

Neither. The Augusta upstairs bedroom 2 backs to Master Wall. The laundry room backs to 2 bedrooms. Even though my W/D is specific for upstairs installation and supposedly very quiet - it’s way too loud and vibrate-y to run while anyone us in the room. (I’ve been told it’s the construction of the floor.). The parents bedroom downstairs offers little real privacy - sharing the bath and sharing a wall with family room. All dealbreakers for me.

Wow, these are some great observations and feedback, appreciate that.

Seems like the only option would be to build a custom home 🧐 ( can’t afford to do that)

Among all the builders plans we saw, these two were the plans we thought might work for our requirements.

If we have to pick between these two plans, which one would you suggest …

^^ Agree.

These tract homes are so poorly designed!

Yes, I know not everyone can afford a new architect designed custom home, but keep looking, These are not good at all. There has to be something better out there.

Maybe an older home that someone else has recently re-modeled?

In fact, the more I think about it, the more I like that idea. There is always a doofus who over-improves a house beyond what a house is worth, beyond what the neighborhood home values would say the house is worth.

Well, their mistakes are to your benefit. Assuming you like their tastes.

Just don't show it when you look at the house.

Be cool as a cucumber to the real estate agent, theirs and yours.

Eagerness raises prices.

And you'll get a house for which you'll pay close to the market value for the neighborhood of older homes, but that is already updated, ideally with a new HVAC system, new electrical panel, new roof, the important expensive stuff.

If you need to paint, or just replace a counter or refrigerator , that's nothing.

Of course, get an inspection and a home warranty.

These designs are hampered by the 45' wide lot limitation. No space for good logical family design.

The bedroom on the first floor in the Augusta where your parents would stay for 6 months is so small. Have you thought about what furniture you could even fit in there? Maybe a queen size bed and that is it and even that is iffy when you take into accout door swings and space around a bed away from the wall allowing space for each person to get out of bed. You have 2 children. Are there plans for more? Do you need 6 bedrooms? The garage is too small.

What about the Poplar, on a north-facing lot, and mirror-imaged so that the kitchen and dining windows face east?

https://claridgehomes.com/new-homes/single-family/poplar

Your folks get a nicely sized room, *and* you have a powder room on the ground level. :-D

I like the Poplar better.

Agree, Poplar works with having parents for 6 months Plus laundry is no brainer.

Thanks a lot for your input, great feedback and inputs.

The good thing is Poplar is cheaper 👍

Good find, ODD! Study and spare upstairs bedrooms gives 2 separate WFH spaces, too, with access to a bathroom. Probably some tweaks - like single sink in the upstairs bath for more storage (ha - cheaper again!) and I'd prefer bypass doors on the closets to reduce the space the double hinged doors take.

I'd use the front bedroom for one office, the study or dining as another office, if you don't work together, and the dining or study as an "away"room for play or reading. Add sound insulation between the family room and the guest room so that tv/game sounds don't disturb the grandparents.

I know the kitchen isn't as impressive with the Poplar, but the pantry could be expanded the full length of the breakfast room, and maybe rotate/expand the island, if you want. :-) If you can, put the dishwasher on the *other* side of the sink, so that it's not so close to the stove.

In the poplar, don't have a heated argument with your spouse in the bathroom, because there is a very good chance your parents will hear it in the guest bedroom below. They might also hear the toilet flush. Is there a model you can test how good the builder's soundproofing is?

Lol, point noted… not to fight in bathroom.
That’s are some great observations and feedback..

Thanks guys

They both look like overkill for a family of four. I agree that you should keep shopping.

In the market where we are, it is very rare to find 45-50 feet lots as city is forcing builders to build more high density homes. (Less development land)...

Builders here are building mostly townhomes on 20 feet lot and then single family lots on 31 feet, 35 feet and 38 feet...

Even these smaller lot houses are either closer to or over million dollar (Ouchh)

Just wanted to give you some context on the real estate market here...

Augusta is brand new model (Released 2 months ago) and so far builder has not finished building a house with this layout.

Though i was able to find Lockport house already finished by builder. (Just to see pictures of finished house)

Below is a lockport model which was sold few days ago.

https://www.redfin.ca/on/ottawa/99-Dagenham-St-K2S-1B6/home/148755338

I couldnt find any house pictures for poplar house yet...

Honestly we both like the pictures of the house sold and thinking that if lockport is soo nice, Augusta / Poplar should also be equally nice (or even better)

Thoughts ?

I was wondering if you are in Canada, and I see thqt you are. I think I have to have a VPN to see the Redfin pictures.

Yes we are in Canada...

Below is the youtube link for Lockport model which sold this week

This is the 3200 SQFT lockport model (not the 3500 SQFT)

https://www.youtube.com/watch?v=OAF_FxJHAvg&ab_channel=FlexMedia

Who dressed him?

Just want to say, Lockport model will be an acoustic nightmare in a family situation with the entire upper level open to below.

For the same reasons you all shared around sounds and privacy, we both like Poplar and Augusta model..

So I guess Laockport is out and now we need to divide between Augusta and Poplar… we are not big fan of poplar kitchen but like bedroom size and the price.

Here is our local market, bigger houses are in big demand with buyers and inventory is very low, so builders have increased their prices multiple times in past 6 months. It’s also becoming common to see line up outside builder office to secure a house where ever they release new lots…
Just to give you some idea..

I would buy a plan that gives you the most flexibility (not necessarily the biggest). Have you considered putting your parents suite in the basement level? Not sure if there’s a lot available where you could have a walk out but that is what we did when my parents moved here and stayed with us for 6 months. My mother in law moved here at the same time and took the first level bedroom (she’s 80). Basement level was perfect and provided the needed separation as well as plenty of room (essentially a separate house with a full kitchen - we had to finish it specifically with that in mind). If that’s not an option, you could repurpose a study on the main level and connect it to a full bathroom and take bedrooms upstairs as office space. Just some additional ideas. Where we are located it’s almost impossible to find a house without several tiny bedrooms that serve little purpose unless you have a lot of kids or guests.

Augusta and Poplar both have pluses and minuses. I think it comes down to how your family lives.

Augusta’s guest suite is small, but it is a little more private. If your parents ”live lightly”, don’t need a lot of furniture or storage, then it might be fine. You’d have to get used to not using that bathroom as a powder room when they arrive, though. Poplar’s guest suite is nicer, but it opens directly off the family room which is less private. But, this may or may not be an issue for your family.

Augusta’s entry from the garage is a bit tight, especially considering the weather there. Poplar has a nice garage entry, closer to the kitchen for groceries, with a bench and closet.

Upstairs, I like Augusta’s master suite closets; the bathroom not so much but it’s not horrible. Poplar’s bathroom is better. In both, though, you’d want to check where your towel hangs for when you step out of the shower. If you choose Poplar, see if they can move the master closet door to the middle of the closet, so that you can have hanging on both sides. Having the rod turn the corner reduces the available hanging space for each side by over a foot.

Augusta, I’d use the two bedrooms on the right as the home offices. (Unless you are on conference calls at odd hours of the night. DH has had client calls in very different time zones.) You wouldn’t need to use that bathroom, so you could even put tea or coffee station in the vanity area of the bathroom! But, it’s a big upstairs, and I think the Poplar is more efficient.

I do like Augusta’s kitchen better. Poplar is lacking in counterspace. You might be able to extend the kitchen counters and cabinets further along that wall, shallow pantry at the end.

Augusta’s stairs landing in the living room gives a more open feel, easier to call the children to come down for breakfast right now so they don’t miss the school bus. And more convenient in general than landing by the front door.

Does the development you have a site in allow you to bring in your own architect’s design?

I am giving advice with the idea that you are sold on this neighborhood and builder. Alot of these comments are hire an architect or keep looking but that isn’t what you asked.

Lockport isn’t practical. I ruled it out as soon as I saw laundry downstairs and all bedrooms upstairs. I think Poplar’s kitchen is horrible, especially if you plan to have extended guests. So that leaves Augusta as the better option. I would probably use the great room for dining and the living/dining as a family room though

Just wow, these are some great time and observations. Are you a builder or architect by profession ?

Thanks for sharing your thoughts, these are very helpful. No our builder does not allow to bring custom floor plans and does not allow any major structural changes.

Thanks again…
Seems like Poplar might be the way to go for us.. it seems more suited for our family

Is there any site where I can browse good floor plans or do you have some examples or some great layouts which you could share

I’m just looking at the garages. Neither one is very wide, and the Poplar calls for two doors, not one double door. You may or may not be planning to park your car or cars in the garage, but check that one will fit through the single door and still be able to open one of the side doors once inside.

Your time may be best spent talking to a few local architects that specialize in the design of single family homes. Find out what services they offer, work they have done in the past, and their fee structure. This way you can have a home that meets your needs and fits your site.

let's have a drinking game: a drink every time he says "outstanding"

I thought the exact same thing!!

The elderly parents should never be put in the basement.

They should be on the same level as the kitchen and dining room and living room so that they have easy access to food and can easily be a part of the family meals and socializing.

Not only is the repetitive recitation of "outstanding" annoying, but the amateurish camera work is vertiginous.

As far as basements and elderly parents living there, I think everyone’s situation and needs are different. When my parents stayed with us for 8 months, they loved being in the basement because it provided them with needed privacy and separation - which is what they wanted (basement had 1,400 sf and had been newly finished with 2 bedrooms, full bath, full kitchen, private walkout patio, private path from the driveway, separate entrance, office and a family room. My parents are in their 50s and and are able to navigate the stairs with no issues (as abilities differ greatly across generations). Additionally, basement made it possible for me to have them in the basement for 8 months as my husband and my parents do not interact with one another at all due to “irreconcilable differences” and impenetrable cultural and language barriers that neither party is willing to overcome - (therefore they did not want to socialize or even visit the main level). After we bought and renovated a townhouse for them last year they didn’t want to leave as they said they loved the basement so much, but my husband really enjoyed it being turned into his man cave afterwards..

I would do the Poplar (models B or C). It is a better use of space, has plenty of square footage/bedrooms for your family and WFH needs. We have a comparably-sized home/family (albeit parents don’t stay as long) and at times it honestly feels too big for us— I would not want to have to be responsible for 3000+ sq ft. The basement will provide an additional living/rec space to grow into, and it should be easy enough to make modifications to the kitchen if desired. But the #1 reason I would choose the Poplar over the Augusta: the Poplar (models B/C) has WAY more curb appeal than the Augusta, and this is a very important consideration to keep in mind if you ever go to sell the home. Good luck with your decisions!

I have to say, unless you absolutely cannot find a lot outside of this development, please don‘t count out a residential architect without speaking to one.

Ours has worked on some award winning and magazine featured designs, and also residential remodels and new builds in the $200-300k range. She asks about your needs, your budget, and gives a realistic picture of whether those two can align and the tradeoffs that may be considered to obtain what you need.

Seriously, a good residential architect will charge a fee, but it’s not necessarily some obscene expense. Ours can do a full service design-build or by the hour charges for site review and plans. And though we love the firm, she isnt the only architect even in our mid sized suburban town to work this way. It just isn’t that unusual.

Builders try to make full custom builds sound like an obscenely expensive prospect. And a good custom build will cost more per square foot than a tract home. But square footage and the price tag are not the only considerations. Paying 10% more for a house that lives signfiicantly better, or cutting down the luxury of the finish materials or some square footage but having every single inch be what you want?

In the end, I do believe those are the houses that make you happier as a consumer.

I think the Poplar. BTW, not everyone has the money ( or even the desire ) to build a custom home from scratch. I have absolutely no interest in doing that. I have friends who have built custom homes & EVERY one of them has expressed , after it was completed, ” if I had to do it over I would have changed this or I would have made my office, kitchen, bath, closets larger or smaller or …” etc. etc.

@K Laurence I have to say thats at least as common with house plans, especislly if you have unusual needs,

Technology like BIM has also made this much easier to parse, in recent years, when you can walk through a space virtually and get a better feel for size and flow if you’re not very spatially gifted with 2-d plans.

The OP has a lot of tradeoffs and compromises above already. That is why I suggested an architect. They’re substantially more likely to meet their needs than with tract plans and if they think cost is the issue, I wanted to assure them it’s not as bad as a builder can make it sound when trying to sell their spec homes.

I like Poplar, too. Since this is less expensive, consider adding more windows where possible. Maybe one of our Kitchen specialists could get more cabinets and countertops out of this space -- add a wall at the bottom left on the plan? (The 'island' doesn't impress.)

I'd plumb the bathroom in the basement now, too. How would you use the "Dining Room"?

I like Poplar, too. Since this is less expensive, consider adding more windows where possible. Maybe one of our Kitchen specialists could get more cabinets and countertops out of this space -- add a wall at the bottom left on the plan? (The 'island' doesn't impress.)

I'd plumb the bathroom in the basement now, too. How would you use the "Dining Room"?

Do you have to use one of their plans, or can you bring in a set from another architect? If so, start your search again on a few different plan sites and plug in everything you need. Like for instance, look at Alison Ramsey's White Hall plans...(and add a garage) If not, the Poplar would be good by altering its kitchen to look more like the Augusta style kitchen, and knocking out the wall between dining and kitchen and extending cabinets along the full wall. However, having parents right off the living area will be a pain when kids are older/awake later and noisier, assuming your parents will have an elderly bedtime.