3 BR · 2 BA · 1,499 Sq Ft Living
The Linleigh: Single-Story 3 Bedroom Custom Home Plan
1,499 square feet of living space, vaulted Great Room and Dining, a generous 2-car garage, and a covered lanai across the back. Modern farmhouse exterior built to FBC 8th Edition wind code in Hernando, Pasco, and Citrus counties.
Call (352) 710-54553
Bedrooms
2
Bathrooms
2-Car
Garage
1,499
Living Sq Ft
Square Footage Breakdown
- Living
- 1,499 sq ft
- Garage
- 561 sq ft
- Lanai
- 224 sq ft
- Covered Entry
- 85 sq ft
- Total
- 2,369 sq ft
The Linleigh is the smallest plan in the Protech custom lineup, and it is built to feel like a much bigger home. The Great Room and Dining are vaulted, the kitchen opens to both, and a covered lanai runs along the back so the indoor space pulls outdoor light most of the year. The exterior is white modern farmhouse with a board-and-batten and lap siding mix, a black asphalt shingle roof as standard, and a metal roof upgrade on the table for owners who want the wind mitigation credit.
It is the right plan for first-time buyers stepping out of a production home into a real custom build, retirees who care about quality over square footage, and downsizers who want a livable single-story layout without paying for rooms they will never use. At 1,499 square feet of conditioned space and 2,369 total square feet, the Linleigh sits at the smallest end of what we build, and the vaulted ceilings are the reason it never reads as small.
The Linleigh stands alone in the lineup. There is no Designer Linleigh upgrade tier, because the plan is already designed for aesthetic from the start. The modern farmhouse exterior, the vaulted Great Room, the generous garage, and the covered lanai are not options stacked on top of a base shell. They are the plan. That matters when you compare us against the production builders, where the version of a 1,500 square foot home you actually want is two or three option packages above the advertised price. With the Linleigh, the base is the version you would build anyway.
The Floor Plan
The Linleigh layout at a glance
The Walkthrough
Walking through the Linleigh
The vault is the first thing you notice
You step in through a covered entry into a small foyer that opens straight into the vaulted Great Room and Dining. The ceiling follows the truss line up to a peak and the volume hits you before you take a second step. On a 1,499 square foot footprint that single design choice is the difference between a starter home and a home that holds its own against builds half-again its size. Painted drywall, tongue-and-groove planks, or exposed faux beams are all on the customization menu, and the truss design supports any of them.
The Great Room anchors the back of the home with sightlines through to the kitchen, the dining area, and the covered lanai beyond. Tall back windows pull light deep into the volume. There is no wasted formal living room and no narrow hallway you have to push furniture through. The room you walk into is the room you live in.
Open kitchen and dining under the same vault
The kitchen sits at the top center of the plan, with the dining area to its right under the same vaulted ceiling. The cook is part of the conversation instead of stuck behind a wall. Standard cabinets are wood with soft-close drawers in a curated farmhouse-friendly palette. Quartz and granite are both on the standard countertop selection. The dishwasher and range are stainless. The sink lands under a window where it makes sense to put one, and the dining area pushes out toward the lanai so the slider becomes the focus of the room.
An optional kitchen island upgrade gives you seating for three or four and turns the kitchen into the actual social hub of the home. On a smaller plan the island is the single best place to spend customization budget, and most Linleigh owners take it.
Master suite on the far left
The master bedroom sits on the far-left end of the home, separated from the secondary bedrooms by the entire Great Room and Dining. That separation is the most-requested feature in Hernando custom builds, and it is part of the Linleigh base layout, not an upgrade. The master has windows on two walls, a walk-in closet sized for two adults, and a private bath with a separate walk-in shower and a double vanity. The walk-in closet is positioned between the bath and the bedroom so the morning routine flows in one direction.
Two secondary bedrooms with a foyer buffer
The two secondary bedrooms sit on the right side of the plan, with the small foyer separating them from the Great Room. Bedroom 2 is in the front-right corner with a window facing the street. Bedroom 3 is set back along the same wing, looking out over the side yard. Bath 2 sits between them with a tub and shower combination, a smart layout for kids, guests, or a home office and a craft room paired together. The foyer buffer keeps noise from the Great Room from carrying into the bedroom wing, which is why the foyer is positioned the way it is instead of pushed to the side.
Covered lanai across the back
The 224 square foot covered lanai runs along the back of the dining area and kitchen. That placement is deliberate. You step out from the dining slider straight onto the lanai, which becomes a second dining space for nine or ten months of the year. You can screen it in, add a pavered extension into the yard, or step it up to a full outdoor kitchen package during customization. On a plan this size the lanai is not a small porch tacked onto the back. It is a real outdoor room sized to do real work.
The garage is bigger than you expect
The 561 square foot garage sits at the bottom-left of the plan, tucked under the master wing. Two full-sized vehicles fit with room left over for a workbench, a tool wall, or a small workshop setup. For a Linleigh-sized plan that is unusually generous. We pushed the garage footprint deliberately because the people who buy this plan are often the people who actually use a workshop. Retirees with a project hobby, downsizers who refuse to leave the table saw behind, and first-time buyers who want a place to keep gear all benefit from the extra depth. The garage door faces the front of the lot, freeing the side of the home for utility access.
Laundry and the practical stuff
The laundry sits inside the home between the bedroom wing and the garage entry, which keeps the noise contained and the sightline from the front door clean. There is a coat closet at the foyer, a pantry off the kitchen, and a covered front entry deep enough to handle an afternoon storm without soaking the front door. Nothing about this plan is wasted on impressing the neighbors. Everything is sized for real use.
How the plan reads on a Hernando lot
The Linleigh footprint is roughly 60 feet wide across the front and 35 feet deep, with the garage projecting forward on the left side. That means it fits comfortably on most Hernando County lots in the 60-by-100 to 80-by-120 range, including the smaller infill lots inside Brooksville city limits and the standard quarter-acre and half-acre lots out toward Spring Hill, Weeki Wachee, and Brooksville Heights. The covered lanai pulls the rear setback to the back of the lot, which on most lots leaves a generous backyard for a pool, a detached workshop, or a future addition. We walk every lot before contract to confirm setbacks, drainage, and tree clearance, and we will tell you upfront if the plan needs a small adjustment to fit cleanly.
Where the natural light comes from
The vaulted Great Room and Dining are positioned along the back wall of the home, with tall back windows and a slider into the lanai. That means morning light fills the bedroom wing on the right, midday light comes down through the vault, and afternoon light pours into the Great Room and Dining from the back windows and the lanai. The kitchen sits between the front and back of the home, so it borrows light from both directions throughout the day. There is no dark hallway running through the middle of the plan, and there is no interior bedroom buried where a window cannot reach. Every conditioned room has at least one exterior window, which sounds basic until you walk through enough production homes to realize how often it gets compromised.
Built for Florida
Engineered for Hernando County wind, weather, and water
Every Linleigh is engineered to the 8th Edition Florida Building Code, which adopted ASCE 7-22 wind load methodology in 2024. Hernando, Pasco, and Citrus counties sit in Wind Zone 3, with a design wind speed range of 150 to 160 mph for Risk Category II residential structures. The Linleigh meets that load path from the slab to the ridge, including the vaulted truss section that defines the Great Room and Dining ceiling.
Concrete block and a monolithic slab
Exterior walls are 8-inch CMU with reinforced cells at every corner and every opening, finished in a board-and-batten and lap siding mix over the structural block to give the modern farmhouse look its real character. The foundation is a monolithic slab on grade, engineered for Hernando County's soil profile and water table conditions. There is no crawl space, no termite-bait wood subfloor, and no second story to add wind exposure. On a smaller plan the all-block construction is the right call. It is quieter, it lasts longer, and the insurance underwriter likes it.
Vaulted truss roof tied to the structure
The roof is built from engineered trusses, including the vaulted section over the Great Room and Dining. Hurricane straps tie every truss to the wall plate. Roof sheathing is glued and ring-shank-nailed at upgraded spacing. The roof covering is a 30-year architectural shingle in black as standard, which matches the modern farmhouse exterior. Owners who want the wind mitigation insurance credit upgrade to a standing-seam metal roof, which on most Florida homeowners policies trims windstorm premiums by roughly 30 to 40 percent, depending on the carrier and the rest of the opening protection package.
The vault is not a cosmetic add-on. The truss engineer designs the vaulted section into the same load path as the rest of the roof, with the same hurricane connections, the same sheathing pattern, and the same finish nailing. You get the architectural feel of a vaulted ceiling without giving anything up on wind performance.
Windows and the impact upgrade
Standard windows are single-hung, low-E, and rated to the FBC opening protection requirements with shutters or panels. Most Linleigh owners upgrade to laminated impact glass during customization, which removes the need for shutters and pulls in another layer of insurance credit. On a modern farmhouse exterior the window placement is part of the look, so the impact upgrade is the move that lets you keep the clean facade without metal panels stacked beside the door for hurricane season.
Energy and efficiency built in
The HVAC is sized to the actual conditioned envelope, including the vaulted volume of the Great Room and Dining, not bumped up by rule of thumb. Duct routing is designed to keep the vault evenly cooled instead of letting hot air pool at the peak. Attic insulation is R-30 as a base, with an R-38 upgrade available. The air handler sits in conditioned space where it should, not in the hot attic. Energy-Star appliances and a tankless water heater are optional packages most Linleigh owners select.
The all-block exterior wall does work that a stick-frame wall cannot. CMU has a thermal mass that smooths out the daily temperature swing, so the home stays cooler through afternoon peaks and warmer through cool overnight stretches without the AC cycling as hard. On a smaller plan that mass effect is more noticeable, because the conditioned volume is smaller relative to the wall area. Insurance underwriters know this. Block construction in Wind Zone 3 is one of the cleanest underwriting profiles in Florida, and it stacks with the impact glass and metal roof upgrades to drop your premium tier without you negotiating it.
What’s Included
What’s in your Linleigh build
The Linleigh base specification covers everything you would expect on a real custom build, not a production-builder shell with a 40 thousand dollar list of "options" tacked on at the design center. The plan is small, the spec is honest, and the upgrade path is yours to walk.
Site and structure
- Site preparation: Clearing, grading, fill, compaction, and silt fencing per Hernando County permitting.
- Foundation: Engineered monolithic slab on grade with reinforcement.
- Exterior walls: 8-inch CMU with reinforced cells, board-and-batten and lap siding finish in the modern farmhouse package.
- Roof system: Engineered vaulted trusses over the Great Room and Dining, hurricane straps at every connection, glued and nailed sheathing, 30-year architectural shingle in black.
- Windows: Single-hung low-E with code-compliant opening protection. Impact-glass upgrade available.
Interior finishes
- Cabinets: Wood construction with soft-close drawers from a curated farmhouse-friendly palette.
- Countertops: Quartz or granite from the standard selection.
- Appliances: Stainless range, dishwasher, microwave, and disposal.
- Flooring: Tile in main living areas, kitchen, and baths. Carpet in bedrooms with hardwood or LVP available as an upgrade.
- Vaulted ceiling finish: Painted drywall as base, with tongue-and-groove or exposed beam upgrades available.
- Trim and doors: 5 1/4-inch baseboard, raised-panel interior doors, lever hardware.
- Lighting and electrical: Recessed LEDs in living spaces, ceiling fan rough-ins in bedrooms and Great Room, pre-wire for the front entry.
Mechanical and warranty
- HVAC: 14 SEER central system sized to the conditioned envelope including the vaulted volume, with a programmable thermostat.
- Plumbing: Standard fixture package, gas or electric water heater, hose bibs front and rear.
- Insulation: R-30 attic, foam-sealed top plates, fully insulated exterior walls.
- Builder warranty: 1-year workmanship, 2-year systems, 10-year structural through our third-party warranty partner.
What is not on this list
The Linleigh base price does not include the lot, lot clearing for heavily wooded sites, well or septic where city utilities are not present, impact fees, the construction-to-permanent loan origination, or the homeowner's insurance binder. These line items vary too much by lot and by lender for us to roll into a published number, and we would rather quote them honestly at contract than bury them in a footnote. Bring us your lot details at the consultation and we will price the full package, including the parts most builders leave out of the brochure.
Make It Yours
Customization options
Every Linleigh we build is a real custom, not a production model with three trim packages stacked beside the door. The plan is small, which means customization budget goes further than it would on a bigger build. The right way to spend it on a Linleigh is to lean into the architectural choices that make this plan stand out.
Vaulted ceiling treatments
- Painted drywall: Same color as the walls or one shade lighter, the cleanest and lowest-cost option.
- Tongue-and-groove planking: White, natural pine, or stained finish running straight up the slope. The signature modern farmhouse move.
- Exposed faux beams: Stained wood beams break the slope into framed panels and add a more architectural feel.
Exterior package
The standard Linleigh is a white modern farmhouse with a board-and-batten and lap siding mix, black asphalt shingle roof, and a covered front entry. You pick the paint scheme: classic white, soft warm white, light gray, sage green, or a darker farmhouse charcoal. The standing-seam metal roof is the single highest-impact upgrade on this plan, both for the architectural look and for the wind mitigation insurance credit. Stone or brick accents at the front entry are available, and so is a deeper covered porch with a paired column treatment.
Kitchen and baths
- Cabinet color, door style, and hardware finish
- Countertop selection across the standard quartz and granite palette, with a premium upgrade option
- Backsplash tile, pattern, and grout color
- Plumbing fixture finish: chrome, brushed nickel, matte black, or champagne bronze
- Master shower configuration: enclosed, glass-only, or zero-entry
- Optional kitchen island upgrade with seating for three or four
Floor plan adjustments
- Lanai expansion with a screened enclosure or pavered extension
- Outdoor kitchen rough-in along the back wall
- Master suite extension for a sitting area or larger walk-in closet
- Bedroom 3 conversion to a flex office or hobby room
- Garage workbench wall pre-wire and shelving rough-in
Smart and energy upgrades
- Whole-home smart home pre-wire
- Solar-ready roof with conduit and main-panel space reserved
- R-38 attic insulation upgrade
- Tankless water heater
- EV charger circuit pre-installed in the garage
How customization works at Protech
Every selection is locked in writing before we pour the slab, on a single fixed-price contract. There is no design center where prices triple in front of you, and there is no "structural deadline" two months into the build that pressures you into snap decisions. The Linleigh customization meeting is a single morning at our Brooksville office, with the floor plan, the finish samples, and the upgrade pricing laid out side by side. You leave with a signed contract, a build schedule, and a complete set of plans for permit submittal. Anything you change after that goes through a written change order with a separate price, signed by you. No surprises at closing.
Where to spend the customization budget on a Linleigh
On a smaller plan, customization budget has to work harder. The single highest-impact upgrade is the vaulted ceiling treatment, because it is the first thing every guest reacts to. Tongue-and-groove planking in white or natural pine carries the modern farmhouse exterior look into the room, and it is a much smaller line item than most owners expect. The kitchen island upgrade is the second highest-impact move, because it transforms the kitchen from a galley into the social hub of the home. The third is the standing-seam metal roof, both for the architectural look and for the wind mitigation insurance credit. After those three, everything else is fine-tuning. We will walk you through a recommended priority order at the customization meeting, based on your budget and what you actually plan to use the home for.
Where We Build
Building the Linleigh across three counties
We build every plan, including the The Linleigh, on owner-supplied lots and on land we help you find across:
From Plan to Keys
How a Linleigh build actually goes
The path from your first call to the day you turn the key is a known process, not a mystery. The Linleigh runs a few weeks faster than the larger plans because the footprint is smaller, but the steps are the same.
- Plan packet review. You request the Linleigh Plan Packet from this page. It arrives in your inbox with the floor plan, included features, customization options, and a build timeline.
- Free consultation. We meet at your lot, your home, or our office in Brooksville for about an hour. You bring questions, we bring honest answers about budget, timeline, and what the Linleigh will look like on your specific lot.
- Lot evaluation. If you already own land, we visit the lot to check soil, access, setbacks, and HOA conditions. If you do not, we point you toward what is moving in Hernando, Pasco, and Citrus.
- Plan customization meeting. We walk through every selection together, lock in your finishes and floor plan adjustments, and produce a fixed-price contract.
- Permit submittal. Plans go to the Hernando County Building Division. Plan review currently runs 10 to 21 days depending on workload, with permits issued shortly after.
- Loan close. If you are using a construction-to-permanent loan, this is where the single closing happens. One loan, one set of paperwork, and the lender pays the builder in draws as we hit milestones. FHA, VA, USDA, and conventional construction-to-perm products are all on the table for first-time Linleigh buyers.
- Site work and slab. Clearing, grading, footers, plumbing rough, and slab pour. Three to four weeks.
- Vertical construction. Block and tie beam, truss set including the vaulted Great Room section, dry-in, mechanicals, drywall, finishes, cabinets, and countertops. Four to five months.
- Final inspections and walkthrough. County inspector, our project manager, and you. Punch list gets handled before close.
- Certificate of Occupancy and keys. You move in.
Total runway from contract to keys for a typical Linleigh build is seven to nine months. We give you a real schedule, not a marketing one, and we update it monthly so you always know where the build stands.
You will hear from your project manager every week during construction with a written status update, photos from the site, and a flag on anything that needs a decision from you. We do not disappear between draws. The first-time buyers we build for are often nervous about the process, because the only construction stories they have heard are the bad ones. The way we counter that is with a relentless paper trail, weekly photos, and a single named project manager from contract to keys. You always know who to call.
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