If you're thinking about building or buying a new home in the Kansas City area, understanding your floor plan options is a must. From traditional 2-story homes to ranches, reverse 1.5s, and 1.5-story floor plans, there’s a lot to consider—especially if you're looking for functionality, price, and future flexibility. In this post, we're going to walk you through all four of the main new construction floor plans you’ll find around Kansas City.

‍Kansas City 2-Story Homes

‍What is it?

A traditional 2-story floor plan typically includes all the main living spaces on the first floor (kitchen, living room, office or flex space) with all bedrooms—especially the primary suite—upstairs. Most of the time, you’ll also find a basement that’s ready to finish later.

‍Why people like them:

• Extremely space-efficient. You get a lot of square footage for your money.
• All bedrooms on one level, which works well for certain lifestyles.
• Smaller footprint, so they fit on more narrow or compact lots.

‍What you might want to know:

• No primary bedroom on the main floor (which some people prefer).
• Basements are often smaller compared to other plans due to the reduced footprint.

‍Typical Price Range: From the upper $300s to $1.8M+, depending on the location, builder, and finishes.

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Kansas City Reverse 1.5 Story Homes

‍What is it?

A reverse 1.5 story—sometimes just called a “reverse”—puts the primary suite and main living areas on the ground floor, with additional bedrooms and living space in a finished basement below. You might think of it as a ranch with a built-in basement finish.

‍Why people love them:

• Great layout if you want everything you need on the main level.
• Finished basements feel more like a second living space than a traditional basement.
• Offers flexibility for guests, home offices, or multigenerational living.

‍Things to keep in mind:

• Reverse plans rely on the basement being finished to get all your bedrooms.
• On a flat lot, the basement can feel more like a basement—so if you want natural light and walkout access, look for a daylight or walkout lot.

‍Typical Price Range: From the mid $400s to $1M+, with higher prices coming from premium lots or luxury finishes.

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Kansas City Ranch Floor Plans

‍What is it?

A ranch home is a true one-story plan that places all bedrooms and living areas on the same level. Think wide-open spaces, high ceilings, and often three bedrooms on the main floor.

‍Why buyers choose them:

• Everything’s on one level—no stairs unless you finish the basement.
• Typically have larger main floors compared to 2-stories.
• Great for those who want fewer stairs or to future-proof their home.

‍Things to consider:

• Larger foundation = higher cost per square foot vs. a 2-story.
• If you want more space later, you’ll likely need to finish the basement.

‍Price Range: From the high $300s to around $700K—without a basement finish.

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Ranch vs. Reverse-Style Floor Plans

‍We get this question all the time—what’s the difference between a ranch and a reverse one-and-a-half story home?

‍Here’s the core distinction:

• Ranch floor plans typically have all bedrooms on the main level and an unfinished basement. If you’re not looking to finish the basement right away—or ever—it’s a great way to keep the footprint efficient while still having everything you need on the main level.
  
  
• Reverse 1.5-story homes, on the other hand, usually have the primary suite and one guest room or office on the main level, with 2-3 additional bedrooms and a second living space downstairs in a finished basement. The basement finish is essential in a reverse plan because that’s where the secondary bedrooms go.

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So while both plans can offer main-level living and work well for long-term flexibility, the reverse is built with that finished basement in mind, which adds livable square footage—especially on daylight or walkout lots. A ranch gives you more bedrooms up front, but the basement’s often left for future expansion.

Some ranch plans do come with a finished basement—what we like to call a ranch-reverse. These typically include three bedrooms on the main level, with two more added downstairs as part of the basement finish.

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Kansas City 1.5 Story Homes

‍What is it?

A 1.5-story home typically features the primary bedroom on the main level with a second floor that includes two or more secondary bedrooms—and often a loft or bonus space as well. Some 1.5-story homes have two-story ceilings in the great room, which many buyers find appealing.

‍Why people build them:

• Great for buyers who want their bedroom on the main level, but still want space upstairs.
• The upstairs area is flexible: guest suites, lofts, media rooms—you name it.
• Perfect for buyers who want a large home that still feels open and inviting.

‍Watch for:

• These homes can be big—so if you don’t need all the square footage right away, be sure to look at different plan sizes.
• Higher price point because of the footprint and finishes.

‍Price Range: From the high $400s to $2M+, depending on size, location, and level of customization.

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Common Questions About Kansas City Floor Plans

‍What’s the difference between a ranch and a reverse 1.5 story?

• A ranch often has three bedrooms on the main level and an optional basement. A reverse 1.5 has two bedrooms up and relies on the basement being finished for the rest.

‍Is a 2-story or 1.5-story better for large families?

• Depends on layout preferences. A 2-story is efficient and keeps all bedrooms together upstairs. A 1.5-story gives more separation with the master on the main, secondary bedrooms upstairs, and a larger overall footprint.

‍Do I need a daylight or walkout lot if I finish the basement?

• Not required—but highly recommended if you want natural light in the basement or a deck with steps to the backyard.

‍Which floor plan offers the most usable basement space?

• Generally, reverse 1.5 or 1.5-story homes offer the most functional finished basements with extra bedrooms and rec rooms. These plans generally require a larger footprint or foundation to accommodate the master on the main floor. 

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Final Thoughts on Kansas City Floor Plans

If you’re building a new home in Kansas City, choosing the right floor plan is one of the most important decisions you’ll make. Whether you’re all about main-level living or need the square footage of a 1.5-story, there are great options in nearly every suburb around the metro.

But here’s the thing—lot type, community, school district, and builder lineup will all play a major role in your budget and lifestyle. That’s where we come in.

We help people just like you buy or build new homes across Kansas City. So if you’re considering new construction, let’s talk. We’d love to help you compare options, walk through models, and find the best floor plan and community for your needs.

‍Call, text, or email—we’d love to help.

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