Key Takeaways
A 17 foot wide house suits small urban lots, secondary dwellings, and efficient floor plans. At this width, you can fit one car plus walkways, two to three compact rooms upstairs, and a functional single story layout. Costs vary by region and finishes, but framing and exterior finishes scale more with length than width. This overview covers layouts, budgeting, zoning considerations, and design strategies to make a 17 foot wide footprint work for your goals.
What Does 17 Feet Wide Mean in Practice
Seventeen feet is just over 5 meters and just under the width of a large SUV. In house construction, this width is narrow but usable, especially when length increases to provide livable area. On a standard residential lot, 17 feet fits a driveway and one car with side clearance, while the main body of the home remains compact. You will often see this dimension in row homes, narrow cottages, accessory dwelling units, and efficient two car garages with living space above.
Typical Site and Zoning Constraints
Zoning rules and covenants often control minimum lot width, front set back, and side set back, which affect how far a 17 foot wide house can sit on a parcel. Local codes may specify required clearances for fire access, utilities, and parking. Before finalizing plans, check municipal standards for lot coverage, building height, and maximum footprint to ensure your design can be approved without variance issues.
Common Layout Strategies for a 17 Foot Wide House
With 17 feet of width, smart layout choices make rooms feel open and functional. Prioritize a clear vertical flow, align major doors and windows to frame views, and use fewer but larger windows to reduce multiple small openings. Below is a concise comparison of two common approaches at this width.
Two Story Compact Plan
- First floor: Living room and kitchen on one side, with a compact bath and utility on the other.
- Staircase: Positioned near the center or entry to serve both levels efficiently.
- Upper level: Two bedrooms and a shared bath, using standard 8 to 9 foot ceilings to keep proportions comfortable.
Single Story with Garage Above
- Main level: Open living, kitchen, dining, and one bedroom, keeping paths clear and reducing steps.
- Structure: Use timber framing or light gauge steel to support a garage and bedroom above without deep beams.
- Advantage: Fewer stairs, better accessibility, and simpler mechanical runs.
Framing and Structural Considerations
At 17 feet, standard dimensional lumber can often support roof and floor loads without additional posts, but spans beyond this may require engineered joists or a beam. Floor joists spaced at 16 inches on center work well, and using moisture resistant materials helps with durability. If you plan large openings or second story loads, consult a structural engineer to confirm joist size, spacing, and header selection.
Quick Reference: Common Framing Approaches at 17 Feet Width
| Framing Type | Typical Use | Notes |
|---|---|---|
| 2x8 joists @ 16 inches | Typical bedroom spans | Often sufficient for standard live loads |
| 2x10 joists @ 16 or 24 inches | Rooms with larger spans or second floor | Reduces sagging and long term deflection |
| Engineered I-joists | Longer spans or complex layouts | Space efficient and design flexible |
| Light gauge steel studs | Multi story or fire rated assemblies | Good for narrow widths and tight sites |
Cost Factors for a 17 Foot Wide House
Total cost depends more on length, finishes, and location than on width alone, because most expenses scale with square footage and material choices. At 17 feet, you can minimize foundation and roof area by keeping the house compact, which lowers both material and labor costs. Regional labor rates, foundation type, and local building codes also shift pricing, so getting multiple bids is essential.
Estimated Cost Ranges by Scope (Illustrative)
| Scope | Estimated Cost Range | Notes |
|---|---|---|
| Framing only (per linear foot of exterior wall) | $15 to $45 | Varies by region and material choices |
| Complete single story 17 ft wide, 40 ft long (680 sq ft) | $130,000 to $230,000 | Includes structure, basic finishes, and site work |
| Two story with 3 bedrooms (similar footprint) | $170,000 to $310,000 | Higher due to more complexity, stair, and plumbing runs |
| ADU or secondary unit, 17 ft wide | $70,000 to $150,000 | Cost affected by local regulations and accessory requirements |
Design and Efficiency Tips
- Use open plans between kitchen, dining, and living to make the most of 17 feet.
- Place windows on multiple walls to bring in light without sacrificing privacy.
- Choose multi function furniture and built in storage to reduce visual clutter.
- Optimize insulation and air sealing at this narrow footprint to lower heating and cooling loads.
- Consider exterior materials that require low maintenance, since smaller homes still need durable finishes.
Zoning, Permits, and Long Term Value
Check local zoning for minimum lot size, coverage limits, and accessory dwelling rules, because a 17 foot wide house may require a variance in some neighborhoods. Well planned narrow homes can boost walkability, reduce utility use, and lower heating and cooling demands. Over time, efficient layouts and durable materials help protect value, especially if the design aligns with neighborhood character and future resale expectations.
Summary
A 17 foot wide house is a practical choice when you need an efficient footprint, easier maintenance, and thoughtful use of a narrow site. With compact two story plans or single story layouts with garage above, this width supports comfortable living when you prioritize flow, storage, and smart material choices. Review local codes early, compare multiple bids, and tailor finishes to your budget to get the best long term value from a modest footprint.