Building your first home is exciting—but it can also be overwhelming. With thousands of house plans available online, it's easy to assume that grabbing a plan and handing it off to your builder is all it takes to get started. But not all home plans are created equal. In fact, many of the plans circulating online aren’t even designed by licensed architects.

If you want a home that works for you—now and in the long run—choosing the right house plan is more than just picking your favorite exterior or bedroom count. Here’s what first-time builders often get wrong when selecting floor plans, and how to make smarter, more informed choices from the start.

Mistake #1: Assuming All House Plans Are Professionally Designed

One of the biggest misconceptions among first-time builders is that every floor plan you find online has been professionally vetted. The reality? Many home plans are drawn by draftspeople or designers with no formal architectural training. That doesn’t always mean they’re bad—but it does mean they may lack the thoughtful problem-solving and spatial awareness that comes from years of architectural education and custom design experience.

Plans designed by licensed architects tend to be more cohesive, better proportioned, and functionally intuitive. Architects are trained to think about circulation, natural light, sight lines, and how a home feels—not just how it looks on paper.

At Nested, all of our house plans are created by architects with a background in high-end custom residential design. That means every layout has been carefully considered to make the most of everyday living—whether it’s the way sunlight moves through the kitchen or how private your bedrooms feel from shared spaces.

Mistake #2: Choosing Based Only on Square Footage

Square footage is only part of the story. A poorly designed 2,000 sq ft plan can feel cramped and disjointed, while a well-designed 1,600 sq ft plan might feel open, spacious, and efficient. First-time builders often over-prioritize size without considering layout flow, storage integration, or room proportions—all areas where architect-designed plans really shine.

Key architectural concepts to look for in home plans:

  • Zoning: Are public and private areas separated for privacy and comfort?
  • Natural light orientation: Are key spaces like living rooms and kitchens oriented to capture light throughout the day?
  • Circulation: Is the path from room to room logical and efficient?
  • Threshold design: Are entries, transitions, and sight lines intentional and welcoming?
  • Space efficiency: Are there leftover or awkward spaces that will go unused?

These subtleties may not stand out on a quick scan of a floor plan—but they make a huge difference in how your home lives day to day.

Mistake #3: Not Thinking About the Site

Even the most beautiful plan might not be the right plan for your lot. First-time builders often overlook things like slope, views, solar orientation, and local setbacks—any of which could affect how well a plan fits on the site.

Architect-designed home plans, especially those developed with site adaptability in mind, will typically be more flexible and considerate of these constraints. At Nested, many of our designs are built around concepts that adapt well to a variety of typical lots, while still offering strong design character.

Mistake #4: Overlooking How You Actually Live

Pinterest-worthy homes can be tempting, but your house should serve your lifestyle. Need a space to work from home? Do you entertain often? Are you planning to grow your family? At Nested, we design spaces that can be multi-use, that way you’re not just buying a layout—you are benefiting from a thought process shaped by years of solving real-life design challenges.

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As a first-time builder, choosing a home plan can feel like flipping through a catalog and picking your favorite look—but smart decisions happen when you know what to look for under the surface. Prioritize plans designed by experienced residential architects, and you’ll end up with a home that not only looks great but lives great too.

At Nested, every one of our house plans is crafted by architects with a background in custom homes—so you can build with confidence, knowing your floor plan is as thoughtful as it is beautiful.