Marketing floor plans
$425–$725
3–5 day turnaround
Investors & Resale
Layout design that protects your margin
OpenForm Design works with investors, developers, and flippers across Marin and Sonoma Counties to fix the layout problems that cap a property's value. From ADU conversions engineered around code compliance to resale-optimized floor plan resets, we deliver design roadmaps tied to ROI, realistic budgets, and timelines you can hold.
Market fit
Why do flips with great finishes still sit on the market?
Because buyers can forgive finishes — they can't change the floor plan. A dated or awkward layout limits resale appeal no matter how good the staging is. The fix isn't more cosmetic wow factor; it's a market-fit layout study: identifying the structural changes buyers in your price band actually pay for, and skipping the ones they don't.
The real constraint
What's the real constraint on your ADU or conversion project?
Usually not square footage. The binding constraints are code compliance, size allowances, and documentation — and they differ materially between Marin and Sonoma. We design to your county's actual rules, prepare the permit-ready documentation, and coordinate the consultants, so the profitable angle you found doesn't die in plan review.
Repeatable
A repeatable system, not a one-off opinion
If you run multiple projects, you don't need a designer with taste — you need a design process that de-risks decisions the same way every time: diagnosis, feasibility, market-fit layout options with budget and timeline projections, permit-ready documents, and an advocate through construction. That's our 8-phase process, and it's built to repeat.
See the full 8-phase process →Listings
Listing floor plans and option studies
When it's time to sell, we draft clean, accurate listing floor plans — and where a property has ADU or addition potential, an option study that markets what the property could become, not just what it is. For agents and sellers, it's the difference between listing a house and listing its upside.
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Schedule the measure
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We document on site
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Your plan, listing-ready
Listing floor-plan tiers
Design-Ready floor plans
$1,250–$2,600
7–10 day turnaround
Add-ons are available.
We reply within 24 hours.
FAQ
Frequently asked questions
Before you close, ideally. A pre-purchase layout diagnosis tells you whether the value-add you're underwriting is actually buildable and permittable — and what it will realistically cost and take. Design decisions made after demolition begins are the expensive kind.
Who we are
OpenForm Design is the residential design studio that helps Marin and Sonoma County homeowners, realtors, and developers turn their ideas into buildable, permit-ready designs — and stays engaged as their advocate from first sketch through construction.