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Master Bedroom or Family Room

I have a multi-level town home with a family room, 3/4 bath, and really small bedroom on the lower level.  This level is on the rear and has a walkout sliding door to a private patio.

The mid level has the kitchen, dining, powder room, and living room and two sliding doors out to a large deck with built-in counter and grille.

The upper level has a full bath and two large bedrooms (one is used as a home office).

I would like to convert the lower level to a master suite, upgrade the bath to two sinks, toilet, shower w/ steam, and tub, and convert the small bedroom to a walk-in closet.  Outside the new master would be a private patio with firepit and hot tub.

OR

should I leave the lower bathroom alone, enlarge the lower bedroom to a reasonable size, and keep the family room?

I plan on holding the property for at least 5 years.  What holds more value, an updated master bedroom or a family room?
  • January 11 2009 - Saint Paul
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Answers (2)

Wow..that sounds nice!. Without seeing the actual property, my guess is the master suite would add more value, assuming the living room could be utilized as family room. The living rooms of some older homes don't transition well into family rooms. Sounds like you really only have a two bedroom house (assuming that third bedroom is literally the size of a closet). Just remember to skip the solid gold faucets. In other words, don't go crazy with the budget. 
  • January 11 2009
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Profile picture for natewolf
If you're going to hold onto the property for several years, do what you want. Enjoy your property and count this "enjoyment" into the added value of the townhome.
A great master bedroom and bathroom will always be a great selling feature in a townhome. Think about it, most townhomes are not really geared toward huge families. So the den and a bunch of extra bedrooms is not the real purpose of a townhome. 

And having two separate bedroom areas, one downstairs and one on the third floor with living space in between actually makes roommate situations easier.
  • January 12 2009
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