Thanks so much!!! @Sophie Wheeler, no wonder it did not make sense to me...I did not realize cost estimators were always assuming NEW construction. Having a figure of $450/sf as a start for our guesstimating is immensely helpful. I think we need to move out of the northeast, or downsize to a yurt. :)

I think it is always a good idea to go to your town planning office and speak to someone about what would be required in terms of zoning and permits, and the schedules for obtaining those. Obviously it depends on the town, but our staff is very helpful in this regards. If your house is a typical one for the area they may also know of similar work other people have done which might give you ideas. And for us it was nice that when they saw who our architect was they were familiar with him - we needed a variance and that smoothed the process. Same thing for the contractor - our inspections have occurred without delay (fingers crossed).

Patricia Colwell Consulting Once we have a general idea of what we want, we'll speak to an architect. The window in a kitchen doesn't bring any light. Kitchen window on the right is closed off with a cabinet (previous owners did some minor reno in the 90s) and the one that's left if facing a wall. So we have to put a light on in a kitchen to use it. Porch is a back needs to be rebuilt regardless if we go through with this reno or not. It serves as a mudroom now, but really it's more like a screened in porch - it's freezing in a winter and sauna in a summer. It is original and is on it's last leg. There's an exterior door between the kitchen and the porch. We need to add 1 bedroom. We have 2 preschool aged kids and 1 on the way. I wish decluttering would be a solution, but we really only keep the necessities. Anything not used daily is stored in a basement or tossed.

I am thinking what latifolia said. Mostly because of how expensive Reno’s have gotten especially adding a floor. But it would be great if you could get some more info on the ground that could help you think things through using “ facts”: garage load- bearing issue; maybe looking around in “ the good school” areas a bit with a realtor— not that you’d be buying now, not wringing hands over current interest rates, but what are the existing houses like, in the 3-4 BR floorplans. Then, how close would the “ money not spent” come toward a new ( to you) upsized house? Also, what are the comps in your own neighborhood. And, would you be in a situation to be “ sort of looking” and jump if somcame up? (I generally think that’s hard because “ looking” can be pretty consuming, you have to go see the house, and jumping means quickly analyzing the situation and if it’s actually a good deal, getting right on the offer.) Good schools are important but it’s also not always possible that K-12 are all great in a given assigned zone. Plus I have friends who bought in an expensive big- city suburb based on terrific schools, only to be now facing possibility one of their kids would do better in a private school, plus having a job change that alters the dynamic. Anyway, lots to consider.