Profile picture for OutWest1962

Add a master suite or fix up the kitchen?

I own a smallish (1100 sf) home, 2 bedrooms and 1 bath. I have enough money to do a project on the house, but only one. What would improve the value of my home the most--add a master suite with another bathroom or fix up the kitchen which is dated? I live in zip code 94403. 
  • February 23 2013 - San Mateo
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Answers (22)

Master Suite!  That 3rd bedroom carries a significant value.  There is value in the other improvements, but the demand for that 3rd bedroom trumps the others that you mentioned.  Feel free to call me for additional insights. I could advise you better, with more information.  I am very familiar with your area of San Mateo. 

I have a listing on Edison St. (between 39th and 40th) that I will be holding open on June 5 from 1-5pm. The home has been extensively remodeled/expanded and could provide you a few ideas.  It would be good opportunity for me to learn more about your situation, as well.

All the best.
  • May 27
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Hands down the bedroom is the call for sure.
Have fun!
  • May 26
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Profile picture for aracz
Hi,

Adding the master suite would be a better choice.

Kind regards,

Arpad

 
  • May 08
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hi, the master suite will add the most value...$Good Luck$
  • May 05
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As many have already posted, definitely add a master suite! A 3 bedroom home with 2 baths is much more valuable then a 2 bed/1 bath.
  • February 26 2013
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If  your competition has 3 bedrooms that should answer your question.

Perhaps you can still do a kitchen "facelift" without doing a total remodel.  Go to Lowe's or Home Depot and get some ideas.  There are some great refinishing products out there for cabinets.  Add some new hardware and a new counter top and paint for a fraction of the cost.
  • February 26 2013
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The master suite option would certainly open your home to a larger pool of buyers.  As most of the professionals have indicated, a kitchen remodel will likely cost less than an addition with a bathroom.  My 21 years of experience selling homes tells me that a buyer would be willing to pay much more for a 3 bedroom 2 bath than a 2 bedrooom 1 bath with a nice kitchen.  Make sure that when you add the total cost of the remodel to the current value of your home it does not exceed 90% of the average sales price in your neigborhood.  The best advice on value will come from a trusted real estate professsional in your area.

  • February 25 2013
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Profile picture for Heidi Golff
Adding the master suite will pay off for you better than the kitchen remodel. Most people aren't afraid to remodel a kitchen if the rest of the house (floor plan) is okay. However, they won't be so eager to tackle a major addition like a master suite. 
  • February 24 2013
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You need at least 1 1/2 to 2 bathrooms.  Does your home have a ealk up attaic where you can put a 2nd bedroom.
  • February 24 2013
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Profile picture for Ofe Polack
I think that it will depend on the $$$ you have and the average price of properties in your area.  Why don't you invite two or three listing agents and seek their opinion.
  • February 24 2013
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While the kitchen is the hub of the house and its condition is very important, most people give more value to the square footage of the house, so, by adding more space with master suite and a bathroom you will get better return on your investment that if you were just to update your kitchen.

When you adding more space, you might want to consider doing little things in the kitchen that can make a big difference in the look and feel of it. For example, freshen up the cabinets by simply painting them, update the counters, change faucet, replace rusty hinges, etc.

Good luck with your project!
  • February 23 2013
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Profile picture for ScottBROKER209
As a good kitchen remodel will add value to your home...adding a third bedroom and extra bathroom will do more for the value AND open your future home demand to many more buyers! Start with the bedroom add on and then...if money and time permits, move on to the kitchen. Scott
  • February 23 2013
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With the additional information you provided it sounds like your home would fit well in the neighborhood with the addition of the master suite. I hope you enjoy whichever project you decide to move forward with.
  • February 23 2013
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Good quesiton - do both !
  • February 23 2013
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Thanks for posting your question on Zillow.com.

Impossible to say without seeing your place & most importantly, the comps.

I am inclined to say kitchen because it will be waaaay cheaper than your other option.

Best of luck.
  • February 23 2013
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Profile picture for OutWest1962
Most but not all the homes in my area have three bedrooms or more square footage than mine. I bought the "cheap house in the good neighborhood". Also, most have 2 baths.  I want the remodel mostly for my own comfort, but want to be sure I'm improving the value of the home, not just getting myself a new bedroom! Thanks everyone for your input. 
  • February 23 2013
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I agree with the previous answers you've received. Generally adding square footage such as a master suite will add value, however one question I have is- does you neighborhood include homes that are larger than yours or are the other homes in your neighborhood all 2 bedrooms 1 bath? When considering adding on, you want to make sure you don't expand beyond the range of the neighborhood.
  • February 23 2013
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Add the Master suite!! Later, when you have more cash, try to do the kitchen. A master suite (with that 2nd bathroom) will get you additional sqftage, another bedroom and another bathroom. An updated kitchen gets you an updated kitchen, but no additional rooms or sqftage...
Go with the master suite to add the most value!
  • February 23 2013
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According to Remodeling Magazine and based on averages in the San Francisco Bay Area, a Master Suite Addition cost vs. value suggests that you will recoup between 63% and 73% of the job cost if reselling.

For a major kitchen remodel their data suggests you will recoup between 68%-81%. The higher the job cost, the higher the percentage on the return.

Overall, I would go with the addition. Three bedroom homes are much more desirable, therefore will demand more money. In my opinion, turning your home into a 3/2 versus a 2/1 will be a better payoff in the long run.
  • February 23 2013
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The two major things that people will see as added value are an updated kitchen, and an updated master bath.  SO if you don't have a master bath, but you have not just the money, but also the space to add one, that might be a good idea to do.

What though are your goals in doing this?  Are you looking to add personal value, or are you considering selling?  When you do a remodel keep in mind that you are remodeling for you and towards your tastes.  Sure if the kitchen is dated it will add some value, but in the end you may not get full value back.  Where as the extra bath should provide instant value no matter what.

I hope that helps.  Thank you for your question.
  • February 23 2013
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Profile picture for OutWest1962
Thanks! Kitchen is dated (tile counters, etc.) and doesn't "show" well but is well laid out and quite functional. I also was thinking the added square footage and bath would be the way to go. 
  • February 23 2013
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Profile picture for Scott Kompa

Adding a master suite should improve the value of the home more than a kitchen renovation providing the kitchen is not in shambles.  Adding square footage, another bathroom, and another bedroom will open the home up to more buyers and since real estate is supply and demand, more buyers = high value

  • February 23 2013
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