A floor plan is the second thing a buyer looks at. The photos pull them in, and then they want to know whether the kitchen opens onto the living room or hides behind a wall, and whether the third bedroom is a bedroom or an office with ambition.
Listings with a plan hold attention longer, which is why the question for most agents is no longer whether to include one. It is which kind, and who makes it.
That turns out to be three different purchases wearing the same name. Some services scan the house. Some redraw a sketch you send them. Some are software you drive yourself. Ten of them below, each with how it works, who is behind it, and what the published price and turnaround look like.
Three routes to the same picture
Scanning is the fastest. You walk the property with a phone or a camera, and the plan is generated from what the device saw. No measuring, no drawing, and the accuracy comes from the capture rather than from you.
Redrawing is the least effort. You send a sketch, an old builder’s plan or a rough phone photo of a plan on a wall, and someone else produces a clean version. Nobody visits the property.
Software is the most control. You draw the layout yourself and switch it into 3D. Cheapest per plan once you are quick at it, and the slowest the first time.
The fourth option, further along the same road, is a rendering studio that builds the plan as a piece of visual marketing rather than a diagram. That costs more and looks it.
CubiCasa
You walk the home with a phone for about five minutes, upload the scan, and the plan comes back drawn. Beyond the 2D plan the catalogue runs to 3D floor plans, 3D video renders, CAD files in dwg, dae, obj and fbx, a GLA report aligned to the ANSI Z765 standard, and their own tour product.
The service is built around the people who already visit listings: real estate photographers, agents, appraisers and home inspectors, with MLS partnerships and a preferred photographer program behind it.
The first 2D plan is free. After that, 2D products and add-ons are promised inside 24 hours and 3D products within 48, with a paid six hour rush option. Homes above roughly 5,000 square feet take longer and carry a large order fee. Prices are set per country, so check the figure shown for yours.
ArchiCGI
You send the 2D drawings and get back photorealistic floor plan renders rather than a diagram: top view, angle view and dollhouse versions of the same floor. Nobody scans anything, because the plan is built from the architect’s file.
A San Francisco studio working since 2011, at a scale it puts at 600 artists and 144 modelers, 3,000 clients served and more than 8,000 projects a year. Its 3D floor plan services sit alongside interiors, exteriors and animation from the same team, which matters when a listing needs more than the plan.
Published pricing starts at $99 per floor plan and moves with the size of the property, the number of levels, and whether the rooms need furnishing.
BoxBrownie.com
You upload a sketch, a builder’s drawing or a phone photo of an existing plan, and it comes back redrawn in one of four styles: 2D black and white, 2D full colour, 2D textured, or 3D full colour. The same account also covers virtual staging, day to dusk conversions and development site plans.
The company runs a 24 hour desk with local numbers in the United States, Canada, Australia, New Zealand, the United Kingdom and Japan, which is the shape of a business serving agents in a lot of time zones at once.
A 3D full colour redraw is $32 and the 2D versions run $24 to $28. For comparison inside the same price list, virtual staging is $24 an image and full property renders start at $280.
iGUIDE
A camera system rather than an app. The operator captures the property once and the output is a tour plus a measured floor plan with area calculations, which is why the product tends to show up where square footage has to hold up to scrutiny.
Built by Planitar, a Canadian company, and sold through operators who own the camera rather than direct to every agent.
The published menu is unusually specific: iGUIDE Instant at $7.99 per project, Standard from $48 CAD, Premium from $66 CAD, an Instant Sketch at $34.99 CAD and an Advanced Drawing Package from $210 CAD.
RoomSketcher
Two ways in from the same account. Draw the plan yourself in their app, or send a sketch to the redraw service and let them do it. Either way the output covers both 2D and 3D versions of the plan.
A Norwegian company with a US arm, claiming more than ten million professionals and homeowners across 170 countries, with ratings in the mid fours on Trustpilot, Google, G2 and Capterra.
The redraw service is priced per floor, at $38 or $18 depending on volume, with one day delivery. Self serve plans are free to start, then $12 or $35 a month on annual billing, which works out at $144 and $420 a year.
Floorplanner
Browser based drawing, no install. You lay out the walls, drop in furniture and flip the same plan into 3D when you want to show it to somebody.
Run from Rotterdam and going since 2007, which makes it one of the older tools still standing in this category, used by millions of people a month.
The basic account is free and stays free. Beyond it you buy credits rather than a subscription, in packs that start at $8.15 for ten and run up through $16.30, $48.90 and $163.
Cedreo
Design software aimed at drawing a whole house, floor plan and 3D together, in a single sitting. The company puts the target at two hours for a complete home, which tells you it is built for people producing plans repeatedly rather than once.
Teams in Atlanta, Nantes and Munich, selling to home builders, contractors, remodelers and interior designers rather than to listing agents.
There is a free plan to start with and paid tiers by subscription. The relevant cost here is not the licence but the hour or two of your own time per house.
Giraffe360
A robotic camera arrives with the subscription. One visit produces the HDR photography, the virtual tour and the floor plans together, plus point cloud data and AI virtual staging on top.
Offices in Manchester, Riga and Liepāja, with the product aimed squarely at agencies rather than individual sellers.
Plans are published from £159 a month, and the camera comes with the plan, which makes this a standing cost across all your listings rather than a per property fee.
Matterport
You capture the property as a 3D tour, and the dollhouse view gives you the whole floor at a glance. Schematic 2D plans are generated from that same capture and ordered as an add-on.
The most widely recognised name in the category among US agents, with capture possible from a phone as well as from their own cameras.
Because the plan comes out of the tour you already shot, there is no second appointment and no extra visit to schedule. That is the practical saving here rather than the sticker price.
Planner 5D
A consumer grade app that runs on iOS, Android, Windows, macOS and Vision Pro. Its AI Floor Plan Converter takes an uploaded plan and turns it into an editable one, which is a genuinely useful shortcut when all you have is a scan of an old drawing.
Built in Vilnius, and clearly aimed at homeowners and remodelers first, with agents as a secondary audience.
Free to start, with paid tiers listed from around $20 and an annual option near $60. The lowest cost route on this list to a clean, presentable plan, and the quickest to learn.
Choosing between the routes
If you are standing in the house anyway, scan it. CubiCasa, iGUIDE, Matterport and Giraffe360 all turn a visit you were making regardless into a plan, and the marginal effort is close to zero.
If the property is occupied, remote or already sold in your head, redraw it. BoxBrownie and the RoomSketcher service both work from whatever documentation exists, and neither needs access.
If you produce plans constantly, learn a tool. Floorplanner, Cedreo and Planner 5D pay off across dozens of properties rather than one.
If the plan is doing marketing work, not just explaining a layout, commission it. New construction, off plan sales and anything where the buyer cannot walk the space are where a rendered plan earns its cost.
Worth asking before you order
What happens with a room that has no fourth wall? Open plans are the trickiest case for any automated tool, so ask to see an example of one before you commit a whole listing.
Is the square footage stated as measured or approximate? If a number is going into the listing, that distinction matters to your broker and eventually to a buyer’s attorney.
What files do you get back? A PNG is fine for a listing and useless for a brochure at print size. CAD or vector output costs more and saves the reshoot.
Who owns the plan? Usually you do, but it is worth reading the line rather than assuming, particularly on subscription products.
How does it look on a phone? That is where the plan will be seen. Detail that reads beautifully at desktop size can turn to grey mush at four inches wide.
So which one for your next listing
For a standard resale, scan it during the shoot and spend the ten dollars. For an occupied or remote property, send the sketch out for a redraw. For new construction and off plan, pay for the rendered version, because there is nothing to photograph and the plan is doing the whole job.
The mistake worth avoiding is not choosing the wrong provider. It is paying studio prices for a plan that only needed to show where the bathroom is.
