Profile picture for ping.Geeth

Loose a bedroom but gain a master suite?

We have a small historic home w/many small rooms. Right now it is a 4 BR, 1 full Bath house. If through a remodel it became a 3BR, 2 full bath house would we be worse or better off?

We are thinking of taking 2 adjacent smaller bedrooms and converting it to a master suite w/full bath and a walk in closet.

Or is the original spec better from a resale standpoint?

Now a minor but important fact is that we have a fully functional coach house with another Bedroom and a full bath/living room. So there is room for guests in the coach house.

Any pointers  to help to our dilemma is appreciated!
  • January 09 2011 - Barrington
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Answers (10)

Profile picture for J M Management
Yes go for the 3 bed and 2 bath if it suits your family.   Most coach houses I see are a little dusty and are not used as much.  So that does not come into play.
  • April 29 2011
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I agree that a master suite with 2 additional bedrooms and 1 extra bathroom would be more desirable than a 4 Bed/1 Bath house.  However, there is no guarantee that the increase in sale price/value would correspond to the cost of improvements. Given the historic nature of the home, I imagine that the contractor will probably have more difficulty with the remodeling, which will transfer to a higher fee.  It is very likely that the improvements may have a net zero effect or a net loss.  I don't know what kind of market you are in, but that is probably what will happen.  In this case, don't expect to fully recoup the cost of your investment.  Therefore, my advice would be to make the improvements, only if you intend on benefiting from them.  If you couldn't care less about having an extra Bedroom and you are only trying to increase the sales price, I would advise you not to bother.  
  • March 30 2011
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Yes  4 bedrooms are too many for one bath anyway.  Make a nice master suite, leaving a 3 bedroom, 2 bath home. Much easier for resale.
  • March 29 2011
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Do what makes you appreciate your vintage gem most.  Stay within the style of the home, and allocate the space as well as you can to live your life there at its fullest!
  • January 20 2011
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Your idea sounds great...2 full bathrooms in the main house is definitely a plus. A full master bath with walk in closet would be a delight in an historic home. You would have vintage appeal with some 'modern' conveniences.

The master bath doesn't have to be huge... just comfortable, functional and styled to compliment the rest of your home.

Your property sounds charming...good luck with the remodel!
  • January 10 2011
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thinking this way will improve hour life and aid you in the future with better price aprieciation
  • January 09 2011
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Profile picture for J. Ryan Conley
Definately go with the Master Bedroom w/ additional bath.  The problem with many old homes is that they lack an ideal Master bedroom w/ combo bath and this basically will update your home and make it more attractable to today's home buyer.  Make sure though you keep the "old world" charm though and blend the remodel nicely! :)
  • January 09 2011
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Get that extra bath.  Most buyers with kids or who want to have guests won't even look at a house without at least two baths.  Your ideas sound great.  Best wishes.
  • January 09 2011
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There are lots of things to consider such as....how long you plan to keep the property and how much will the work cost. If you plan to sell in the next 2 years I would guess do not do anything, but you need to determine what the resale value is for your house in the current condition and then what a 3/2 house might sell for and see what it looks like.
While it is hard to generalize, in this horrible market for selling, you should really think twice about spending a lot of $$ on fixing up a house as it might be very difficult to get that money back in the next 2ish years, especially if you need to hire a GC. If you can do a lot of the work yourself then maybe the numbers will work better.
  • January 09 2011
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Profile picture for wetdawgs

There is a lot of "it depends" in an answer like this.   What is that standard in your neighborhood?   What sells better in your neighborhood - four bedroom houses or three?  

Personally I'd vote for 2 bathrooms/three bedrooms (especially with the coach house available).    I guess I'm showing my age because I really don't like to have to wait for a toilet nor balance morning prep for work/school crazies with one bathroom.    (Actually, I've been a curmudgeon about one toilet since .... well, certainly before any grey hairs sprouted).   In fact, when we are searching for a house those with one toilet only are on our "do not see" list.

  • January 09 2011
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