Attainable Housing Part 3: Architecture & Design Best Practices

Last but not least, in our three-part attainable housing series, we’re diving into how builders can optimize plan designs for appeal and longevity.

If you’re new to the attainable housing blog series, catch up here:

• Part One: attainable housing zoning challenges
• Part Two: building codes for attainable housing

Attainable housing is another name for missing middle housing, aka market-rate medium or high-density housing. This housing type is a necessity to create buying opportunities for entry-level and middle-income buyers. Attached and detached products in this category must offer a similar living experience as low-density single family homes. Buyers want it and expect it, but how do you build it?

Good design can get you there. Here are key considerations for creating attainable housing.

Table of Contents

• 1. Know Your Buyers
• 2. Find a Good Location
• 3. Right-Size the Square Footage
• 4. Go Vertical and Narrow
• 5. Economize the Structure
• 6. Downsize the Garage
• 7. Re-Think Utility Spaces
• 8. Master Multi-Functional Zones
• 9. Keep the Outdoor Space
• Attainable Design Takeaways

1. Know Your Buyers

Like any other housing type, attainable housing design is not one-size-fits-all. There is a wide range of attainable product types, both attached and detached, and it takes market research to determine which works best for a given project.

Buyer needs and priorities vary with a variety of demographic and regional influences. Do the research, define your target market, and get as specific as possible. Household makeup, lifestyles, cultural factors, and climate all inform plan design and determine which trade-offs will be acceptable at the right price.

2. Find a Good Location

The cost of land in a desirable location is high, so this is a tough one. We get it. But urban and suburban diamonds in the rough are out there. The willingness to consider creative site-specific design solutions can turn an otherwise undesirable piece of land into something special.

A good location can also help mitigate buyer pushback from smaller home plans and increased density. A walkable community puts homeowners closer to recreation and entertainment, eliminating the need for community amenities. Land in the right spot eases the sting of buyer trade-offs. Pat yourself on the back if you’re fortunate enough to find it!

3. Right-Size the Square Footage

Building smaller homes is a must to make housing attainable, but how small is too small? And how to reduce the size in a way that lives well and appeals to your targeted buyers, all while improving cost management?

If a three-bedroom plan isn’t feasible cost-wise, a two-bedroom plan with modifications may appeal to the same target market. A two-bedroom, one-bathroom home can be optimally designed under 1,000 square feet. Consider these right-sizing examples:

• Reduce to a single bathroom but make it larger and well-appointed.
• In a two bedroom, make the secondary bedroom larger to accommodate siblings sharing, bunk beds, etc.
• Reduce sizes of utility spaces.

4. Go Vertical and Narrow

Building up instead of out gives you the density you require and the square footage buyers need. Narrow lot homes have a lot of potential as long as they follow specific design best practices. Natural light and a sense of volume and openness are characteristic of traditional one- and two-story homes — both are achievable in narrow and three-level plans. 

Basements are a great feature in attainable homes because they can be used for practical purposes without absorbing livable space on the upper levels. A basement is a place for the laundry room and mechanical room. It’s also a spot for extra storage that can offset the sting of a one-car garage.

5. Economize the Structure

Optimize economies of scale in construction as much as possible. Choose an architect who integrates value engineering practices throughout the architectural design process. Fewer corners, simple roof systems, and standard material sizes offer significant savings across a 50-unit project.

For example, standard framing modules and drywall sheets reduce unit costs and construction waste. Maintaining standard sizes for windows and sliding glass doors reduces complexity and costs.

6. Downsize the Garage

The low-hanging fruit to reduce a plan’s footprint? The two-car garage has to go. Fortunately, a single-car garage is a reasonable trade-off in attainable housing.

Attached garages are preferable, but optional, especially in rowhomes or cottage clusters. And if you’re fortunate enough to build in a desirable urban area near mass transit, consider carports and bus or train pass discounts.

7. Re-Think Utility Spaces

Every inch of space counts in attainable home plan design. Optimizing livable space may require evaluating functional areas to reduce square footage. Or if possible, re-distribute some of the space to areas people spend more time in, like the kitchen and living room.  A few ideas include:

• Swap walk-in closets for wall closets in all bedrooms. Install upgraded rack and storage systems (not just a single hanging rod).
• Replace the walk-in pantry with a wall cabinet with pull-outs.
• Reduce the entryway size by including a coat closet and feature drop zone/entryway organization ideas in your model home.
• Include a laundry alcove off a hallway instead of a dedicated laundry room.

8. Master Multi-Functional Zones

People still desire the same level of functionality that larger single family detached homes provide. Make attainable homes do more with less space by using multi-functional areas. These spaces must be thoughtful and intentional to complement the plan circulation and flow.

Optimize alcoves and niches with plenty of storage opportunities. Provide buyers with styling ideas in the model. Include a multi-functional vignette in the living room, kitchen, or bedroom (one example is good, two is better). For communities without models, include multi-functional zones in interior renderings.

9. Keep the Outdoor Space

Good attainable housing design requires knowing your buyers’ must-haves and trade-offs. An outdoor living space has become non-negotiable, whether it’s a postage-stamp yard, patio, deck, or courtyard. It’s an expected feature across most product types, and a little goes a long way. A home plan’s outdoor space can be small as long as it offers enough space for a grill. keeping it off the front porch to maintain curb appeal. For dog owners, a small fenced in yard is a huge bonus.

Attainable Design Takeaways

Location and buyer research matter. Where you’re building and knowing who you’re building for takes most of the guesswork out of designing good attainable house plans. A quality architectural firm is also essential. Partner with an experienced architect who integrates value engineering and a solutions-focused approach throughout the architectural design process.