Too big, too small. Too elegant, too simple. With the myriad of home plan options available today, it’s hard to know where to start.

Consider the following topics and ask yourself some revealing questions. The answers will help you decide on a design that is right for your family, as well as your budget and lot.

A square

The real estate agent’s mantra “location, location, location” rings true even when you’re building from scratch. From privacy to orientation, your lot is likely to influence which plan you choose.

“Theoretically, it’s best to start by finding a lot because then you’ll have a clear idea of ​​what square footage does and doesn’t fit on the property,” says Robert Martin, architecture editor at Southern Living. “It’s a dangerous proposition to try to convert a house to a lot that really isn’t ideal for that plan.”

The property owner may seek a variance to exceed the “building envelope,” the allowable area a house may occupy on a lot. However, the process is often lengthy and there is no guarantee that permission will be granted.

Local zoning boards and community organizations often require that a home be set back from the street. Before you buy a corner lot, find out if the front yard setback regulations apply to the front and side street boundaries of the lot. This could substantially reduce the area available for a house footprint. Easements, as well as natural features such as rock outcroppings and mature trees, can also influence the location of the house.

“Some communities promote close neighbors and some communities promote more room to breathe,” says Martin. “It’s not wise to use every square foot of building space because you’ll have less than one yard.”

If the lot is located in a suburban neighborhood, consider the location of the windows; be careful that they do not line up exactly with the views of the neighbors. Driveways should also be taken into account to ensure there is enough room to park and turn around.

Streets and topography can be the main determinants of a home’s orientation, but it’s also a good idea to consider sun exposure when possible. A homeowner can rearrange a floor plan to take advantage of morning and evening light. Martin says that south-facing screened-in porches can help block heat and sunlight.

Remember that plans are not necessarily “as is.” Builders can use a reverse set of plans (sometimes called a mirror image) to better locate a house. It is also possible to hire an architect or modification service to customize a plan. Ask if reproducible prints or electronic CADD files are available for the selected plan. Either one will make the alteration process quicker and easier.

Complementing your lifestyle

Before delving into the thousands of plans available today, take stock of your current living situation. Look around you and ask what works and what doesn’t.

Consider which features are most important to you and which floor plan best suits your family’s lifestyle. “Does the floor plan live the way you live?” Martin asks. Are you an empty nester ready to downsize? A single level ranch style home could be his answer. Is this a house where you hope to raise a family? Check out plans that feature great common spaces as well as a private master suite. Would you live outdoors 12 months of the year if you could? Choose an airy floor plan with lots of porches and more windows than wall space.

When you decide on a home plan, you are also choosing a way of life. Do you frequently host dinner parties or only come into the dining room on holidays? Today, many families forgo having a dedicated formal dining room. Instead, a casual dining nook connected to the kitchen accommodates weeknight potlucks, Little League pizza parties, and all your entertaining needs. If you work from home or have school-age children, an office or study may be a necessity. Think about the rooms and how you and your family will use them.

Marry the old and the new

Magazines and TV shows often tempt us to start decorating from scratch, but few people have the luxury of filling a house with new furniture. Consider existing furnishings and aesthetics. It takes a special talent to make a mid-century modern sofa work in a colonial manor house.

The main thing to consider is how the arrangement of furniture will influence the overall feel, flow, and function of a room. How will your prized possessions function and look organized in the new space? Scale is key. A high, two-story ceiling can easily dwarf low, horizontal furniture. To avoid the Alice in Wonderland effect, make sure the floor plan has strong, vertical architectural elements, such as a fireplace and tall windows. Likewise, an overstuffed sofa, two armchairs, and a media cabinet can make a small living room look cluttered.

Tip: To help visualize your current furniture in a new space, make a scale model of each item—rectangles, squares, and simple circles cut from construction paper will do. Slide alternates across the floor plan to see what configurations will work. Make sure there is enough room to walk and enough room for doors to open.

Know what you are getting

Consider what is and is not included in the plans before you buy a plan. Most plans suggest electrical plans designed to meet national standards. However, the various interpretations and the fact that codes are subject to change mean that the placement of switches, outlets, and light fixtures is ultimately subject to local building codes. Heating and plumbing plans are usually not included, so you’ll need to check with subcontractors. A local builder or engineer should review the plan to make sure it meets all building codes and subdivision restrictions.

Due to concerns about energy costs, safety, and other factors, some cities and states require a plan to be reviewed and sealed, or officially approved, by a licensed architect or engineer prior to construction. Do your homework. Contact a local building official to see if such a review is necessary in your area.

Taking the blueprint plan to the dream house

A builder can provide a rough estimate of construction costs from a study plan, but you should refer to the working plans for a more accurate figure. Many variables can affect the end result, including the choice and availability of materials, labor costs, choice of finishes, and degree of detail. Ask several contractors for competitive offers.

If you have the vision but not the funds (at least right now), you may want to choose a plan with bonus space that can be built on as finances allow.

Be sure to allocate a portion of your budget to landscaping and finishing details. Architects and interior designers recommend not skimping on seemingly small things. High-quality trim and building materials can trump the extra square footage. “Good insulated windows can be expensive initially,” says Martin, “but they’ll save you money on your energy bill in the long run.” Custom crown molding and cabinetry can make a stock plan feel like it was designed specifically for your family. After all, it’s the personal touches that make a house feel like home.