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Does not having a garage make that big of a difference? Should we convert it back before we list it

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raphelt

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October 23 - West
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George T. Butterfield, "GTBRealty"

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Get a firm bid to reenstate the garage. Then state in the terms of the listing "garage to be reenstated pryor to closing" or "Buyer will have an allowance of $______." (value of the bid)
This will give you full exposure to all the searches including garages.
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November 16
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George T. Butterfield, "GTBRealty"

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If the search includes garage=1 (the home will not come up in the search) weather the buyer requireing a garage on not.
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November 16
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Kelly Martin, "Kelly Martin"

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It depends on the neighborhood, and price point. If many of the homes in the area have made this conversion then a buyer looking in your area is expecting this. Check the crime rate in the area, if it's high for car theft, or break ins, then most people would want a graage.
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November 02
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Philip Maynez, "BayviewMortgage"

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Cindy,
You are in Spring Texas. If you look at the National Average of crime Spring is twice the national average. For vehicle theft and Robery.Actually the only thing just below the national average was rape and property crime. So I could image everyone wants a garage there.
http://www.propertymaps.com/location/mls/usa/texas/spring/77379#community_demos

Places like Mesquite , Texas have lots of converted garages.  So the seller should look to see what town he is in and check the crime in the area before he is going to get rid of square footage with AC.
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October 30
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Cindy LaPeer, "cindylapeer"

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Almost all of my buyers would walk away from a home w/no garage. If it is not that big of a deal, I would definitely convert if back.
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October 30
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Philip Maynez, "BayviewMortgage"

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Yes, A friend remodeled a home a took out the garage. The appraiser said the house was still the same square footage. So it gave no extra value. Nor did it take away value. Just add a car port in front of where the garage was and connect it to the house. Make sure all your permits are available for review and you had permits for the garage conversion. And if you put the car port make sure you are within set backs.
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October 30
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Michael Russell, "real estate mike"

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look at the sold comparables in your neighborhood with your realtor. Did some of them sell without garages? How long did it take compared to those with garages? what was the price difference? best of luck
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October 23
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nealadler

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It depends.  If it was done with permits and a certificate of occupancy there is most likely additional value.  If it's not the local building department might require it to be put back if they find out about it.  When comparing a house with a garage to one without typically one with may be worth $3,000 to $6,000 more.  This is the value when I due broker price opinions of value for the banks that hire me for BPOs. You might want to negotiate this with any prospective purchaser.
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October 23
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Naima Sumner, "Dallas Fort Worth"

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It would really depend on your neighborhood and price point.  Do you have a carport?  It sounds like the conversion was not done professionally since you can reconvert it back.

What is the the SF of the house before the conversion?  is it air conditioned?  Does your current HVAC unit support the additional SF of the garage?  How is the conversion used right now, living area or bedrooms?

Another thing is that you can list it with the garage conversion but advertize to offer to reconvert it if the buyer wants it done,

What does your Realtor recommend?

Naima
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October 23
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FSSCOYF

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It depends on other factors.  For example, does it look like there used to be a garage at the space/opening?  Some homeowners do a good job of making the hole where the garage door was almost invisible.  Others just slap up some siding, add a window and call it good 'nuff! 

Another factor is the home inspection - was the conversion completed with permits and inspections (city code)?  If not, this may reduce home value.  Granted, it may only be electrical or plumbing inspections, but the idea is quality of work.  I can't trust electrical wiring when I can't see it.  If nobody saw the wiring but the installation team - all bets are off. 

Is the garage too small?  Converting back to a garage - would a min-van fit in there?  An SUV?  A compact car?  Some garages were too small when built and should have been a family room. 

A final thought - - is there storage space in the house (or tool shed) for other things?  I would like to think that there is storage for the Christmas Tree, lawnmower, garden tools, boxes for winter clothes/summer clothes and stuff like that. 

Again, these are all ideas on whether the garage should be left alone or converted back.  It truly depends on all other things considered.
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October 23
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Larry Jacobson, "Clearpoint"

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Do most homes in your area have garages?  If so, it makes all the difference.
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October 23
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jkonstant

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Yes
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October 23
 

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