Profile picture for rosery99

Is it more valuable to have 3 bedrooms with a master suite, or 4 bedrooms?

Is it more valuable to have 3 bedrooms with a master bath, or 4 bedrooms with no master bath?
  • February 25 2010 - Billerica
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Answers (12)

Profile picture for Sheila ChavisPierce
Market value.
  • April 15
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are you referring to perceived value or market value 
  • April 14
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Generally, the market price is objectively determined by the square feet, not the number of bedrooms.  (However, the market price drops significantly once the number of bedrooms and bathrooms goes under 3 bdr 2 ba).  The number of bedrooms is a buyer preference and not an objective measure.  For instance, a large family might want a lot of bedrooms, versus a childless couple which may want a large master suite.  As others have said, gauge the market demand.  Another factor is house configuration.  I have a rental property which had 4 small bedrooms.  I combined 2 of the bedrooms into a large master suite to make it a 3/2, and it worked out well.
  • April 14
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Profile picture for Sheila ChavisPierce

We have a 4 bedroom with 1 and 1/2 baths and I am pretty sure most of the 4 bdrs in our sub are the same.  I would like to turn the 4th bdr into a master bath and connect the two rooms by a walk in closet through the existing closet spaces.  We would do most of the work ourselves but my husband is not sure that it is a good idea.  I don't think anyone wants a 4 bdr with just 1 and 1/2 baths.  What do you think?



  • April 14
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That always depends on the area and market. In my market area in the midwest, it is my opinion that there is greater value in a 3 bedroom with a master suite rather then 4 bedrooms.  The majority of homes Sold in our area are 3 bedrooms, having a master suite with a private bath is very popular among buyers in this area.

  • March 25 2011
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As always, it depends on what the market wants right now.  Look at your neighborhood and surrounding area.  Do the majority of homes that are similar to yours have a master suite?  If so, then I would say a master suite w/ 3 bedrooms is more valuable.  However, if you have to undergo major renovations to achieve this, you can almost certainly expect to not recoup your costs in the return from the sale.  
  • March 25 2011
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Excellent answers..
  • March 05 2011
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That depends on what the buyer is looking to buy and and how much demand, in your neighborhood, there is for a property with one more, or one less bedroom.
  • March 05 2011
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Depends on the capabilities, wants and needs of the BUYER, and the availability of choice and locations within the local market.

In all forms and types of markets, consumers may have strong propensities toward a target product, but most consumers will adapt
to current offerings.

In your example, there cannot be a single correct  answer because it will always depend on availability and mix of supply and mix and preferences of consumers in that market.

Some things can be analyzed, and we do so, where, for example we are providing a builder with analytics.  Let's say a builder has a lot and he could build a 3BR/3BA plus 3-car garage for $200,000. OR he could build a 4BR/3BA with 2-Car garage for $180,000.  We could measure market balance for both approaches and advise the builder to go for the mix that is lowest in supply and greatest in demand by measure Months Of Inventory (MOI) for each approach.  Even using analytics is no guarantee, but on average the builder who uses analytics will realize faster sales, higher margins, lower carrying costs and better business.

  • March 04 2011
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The answer you already have are perfect.  Good Luck
  • March 04 2011
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It really depends on a lot of different factors. Is four bedrooms realistic with the amount of space you have or will one of the rooms end up being too small of a space to function as a 4th bedroom. In many cases the 4th bedroom ends up as an office. Having a master suite tends to be a big selling point to buyers but, overall your value is going to depend on several other factors...closet space, full or half bath, granite or formica, flooring options...if you would like a value opinion going with both routes I'd be happy to come by and check out the space and let you know what I think either way you go. I am a local agent so, let me know if I can be of any help!
  • February 25 2010
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Profile picture for nwhome.us
I think that this will depend on your location; urban bedroom community, rural farmhouse or in-city neighborhood.
Remodeling Magazines puts out an annual report of Cost vs Value that will show a difference in return on your 2 ideas.  This is based on the assumption that you are asking about a remodel, not a new home design.
  • February 25 2010
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