The image that springs instantly to mind when picturing the archetypal suburban American abode is undoubtedly that of a split-level house: a domicile boasting staggered floors, subtly evident from the facade, linked by brief staircases that whisper stories of mid-20th century design.
Designed with the booming post-war baby-boom generation in mind, these homes sprouted up like wildflowers in suburban neighborhoods across the United States during the mid-1900s. Though their heyday may be behind them, those familiar stepped layouts still pepper neighborhoods nationwide, offering distinct perks even if you’re not a devotee of midcentury modern aesthetics.
So, why not indulge in a nostalgic jaunt through this vintage architectural gem?
What Defines a Split-Level Dwelling?
The moniker itself gives away the core concept: more than one story, but not spanning the house’s full footprint on each floor. Instead, these residences exhibit a tiered pattern of levels, each connected by its own staircase. Marina Vaamonde, founder of HouseCashin—an innovative platform bridging sellers and real estate investors—explains: “Usually, you’ll find two stairways branching off from the main floor—one ascending to bedrooms, the other descending to the basement.”
Often, a garage anchors the lowest tier, accompanied by a half-basement that leads to it, with sleeping quarters perched above.
This should not be muddled with a split-foyer or split-entry layout, where the moment you step inside, you’re confronted immediately with stairs that whisk you either upstairs or downstairs. Instead, the split-level’s entrance typically opens onto the main living floor hosting central communal spaces like the kitchen and living room. Adjacent to the entryway, a half-flight of stairs leads either upward or downward.
Split-levels are frequently dubbed “tri-levels,” referencing their classic three-floor configuration, though some boast as many as four or five stories.
Signature External Traits
Split-level homes can don a variety of architectural dresses, yet they consistently bear a few hallmark external features:
- Asymmetrical profiles, often with a rectangular principal level coupled with a boxier upper section that juts outward
- Double-hung sash windows
- Expansive picture windows on the main story
- Low-sloped rooflines
- Mixed exterior cladding, frequently a combination of brick and timber
- Between two and eight steps ascending to the main entrance
Inside the Split-Level: What Awaits Within?
Interiors vary widely, but alongside their hallmark mini stair flights, these homes often flaunt:
- Vaulted ceilings crowning the uppermost story
- Clearly delineated living, dining, and kitchen areas on the main floor, with private bedrooms tucked above
The roots of the split-level design trace back to early 20th-century influences, heavily shaped by midcentury master Frank Lloyd Wright. His open, single-story prairie houses cleverly segmented “public” and “private” spaces across half-levels, crafting a fluid yet compartmentalized living experience, as consumer advocate Kerry Sherin of Ownerly observes.
The post-World War II suburban explosion, fueled by burgeoning young families, catapulted split-level homes into the mainstream. Their staggered form maximized living space on often constrained plots, all the while preserving coveted backyards.
Quick Fact: Split-level homes began appearing in American suburbs primarily during the 1950s and 60s, coinciding with the massive baby boom. Their design allowed builders to squeeze more square footage onto smaller, affordable lots. Notably, regions with hilly topography—like parts of the Appalachian and Rocky Mountains—saw a surge in split-level constructions due to their adaptability to sloped terrain.
Real estate broker Dino DiNenna from Hilton Head Island recounts: “Split-levels provided a clever solution to cram extra living area onto limited parcels, especially on uneven land where building straight foundations would have been costly.”
Compared to cramped apartments or narrow row houses, these multi-tiered dwellings felt airy, modern, and surprisingly spacious, despite comprising technically just two stories. The various landings and staggered floors tricked the eye into perceiving greater volume.
Popularity soared into the ’60s and ’70s, a cultural moment immortalized by TV’s The Brady Bunch, where the iconic blended family inhabited a quintessential split-level.
Yet with architectural tastes shifting toward open floor plans and historic revivalism, the style eventually waned—deemed a little passé and uninspired.
Still, split-level homes continue to sprout, particularly in mountainous states. Daniela Andreevska, a real estate analyst at Mashvisor, highlights that “Arizona, Nevada, New Mexico, and parts of Southern California retain dense pockets of these homes, which remain actively lived in.”
Variants in Split-Level Design
The split-level archetype isn’t one-size-fits-all. The primary discrepancy lies in how the staggered floors announce themselves externally:
Standard Split
This classic model welcomes you at the ground level into the main floor. A brief staircase divides the space vertically: the lower zone houses a playroom, den, family room, or garage, while bedrooms and bathrooms lounge upstairs. “Often these feature open plans on a modest foundation,” notes Vaamonde.
Side Split
Arguably the most renowned, this is the very style spotlighted on The Brady Bunch. It showcases all three tiers front-facing, with bedrooms stacked above the basement on one flank, and the main floor on the other.
Back Split
“Think of the back split as a side split turned 90 degrees,” explains Mike Gregor, Realtor at Cohen Agency SiM, Connecticut. “From street view, it may masquerade as a single-story ranch home, concealing its multi-level secret.”
Stacked Split
This style escalates the complexity, boasting four or more floors layered atop one another. Multiple staircases weave between levels, with upper stories often dedicated to accessory spaces or casual living zones.
Economics and Market Realities
Building a split-level is generally a budget-friendly alternative to a traditional two-story, as fewer materials and less labor are required, according to Jennifer Spinelli, CEO of Watson Buys in Denver.
Joshua Haley, founder of Moving Astute, estimates the average build cost at around $100 per square foot, with resale prices commonly exceeding construction expenses by 10%. This figure is comparatively economical in today’s market.
For prospective buyers, split-levels often represent a deal on the housing menu. Despite their lukewarm fashion status—unlike the current revival of other 1970s styles—they remain plentiful and affordable. Sherin notes instances where split-level homes in affluent neighborhoods can trade hands between $600,000 and $750,000 even after modern upgrades.
Keep in mind, though, that many split-levels have weathered five decades or more, having been mass-produced for rapid, economical construction aimed at middle-class families. Financing can sometimes be tricky, as appraisers may discount square footage in basements or subterranean areas, which are generally devalued compared to above-ground living spaces.
Final Thoughts on Split-Level Living
Split-level homes come with quirks: limited sunlight filtering into lower levels, an occasionally cramped vibe, and a style that might strike some as outdated, especially when compared to the open-concept sanctuaries prized today. The sea of stairs can pose challenges for seniors or individuals with mobility concerns. Moreover, their segmented layouts can be difficult to reconfigure.
On the flip side, these houses appeal to buyers craving distinct zones for living and sleeping—a feature increasingly relevant in the era of hybrid work setups where dedicated rooms matter. While rarely commanding prestige prices, split-levels typically offer solid construction, good locations, and excellent bang-for-your-buck value.
Ultimately, if you’re hunting for generous living quarters without breaking the bank, a split-level might just be your timeless ticket. Space, character, and affordability—qualities that never lose their shine.