The timbers must have been out today! Also congrats on finding 2 milks this time of the year. I really wished I had worn more appropriate clothes for herping today. I felt I could have found more but hadn't really planned on spending much time where I was today. As with your finds today the timbers must be very close to their dens. Looks like a great Fall!

Wow- OB2B thank you. The sofa is very comfy and we will definitely do it in fabric, not leather. Actually the orangey fabric we looked at is a Crypton fabric so very durable for family room. RE the males going shopping, I was physically present, I just got told to 'deal'. I do really like the choices they made, I just find them a little scary. Of course I also got reminded that I got pretty much all my decisions honored everywhere else in the house so I am 'dealing'. I will definitely not be adding more blue to the room,and had been leaning toward a sage/olive green or a warm white. Once the rug and chair are here I will paint out samples of those two colors. KSWL I appreciate your concern about my lack of a plan. Honestly I don't have a 'vision' for the room unless it is to have a more comfortable space, comfortable in terms of seating. It's not going to be a 'public' space it is our den where we veg, and snuggle.

Some random thoughts... Re: the trees. Some maples are solid trees, some aren't as said so I'd get someone who knows trees to look at them. The real estate agent *can't* say anything against the house by obligation. They have a fiduciary obligation to the seller so never trust a real estate agent. They're out for the money. If they'll put it in writing that the trees are solid, fine, then they're responsible but of course they won't. Real estate agents rank very close to telemarketers IMO. Also, if you need to remove the trees, that can be rather costly. So be careful. However, again, they could be good trees and I'm a fan of trees. Re: the lawn. I like a big yard. If you're not too finicky, just get a riding mower and you can handle mowing. Or if you don't like it, hire it done or in the future you could hire someone. I've been hiring occasionally when I just can't handle it. Not very expensive and I find great value having distance between myself and the neighbors. Re: Standing water. Can be important or not. How much water? Can it be modified slightly to drain better? With the bottom of the outbuilding rotted it suggests an issue although that could depend on the age. Have you had an unusual amount of precipitation recently, snow and rain that would make this a fluke or is it normal amount of water? If it's normal, expect it. If it's going to pond water in the summer, you could have mosquito issues. What's the soil conditions? Sandy? Clay? If there's not very good drainage that would be a consideration. Re: the outbuilding. The owner saying it's good, well, that's a representation. If they don't make a disclosure you could have recourse against them if it turns out it's more rotted than you think. I might still have it inspected and do some negotiating that they misrepresented the place so they're not trustworthy. Are there any disclosures on the place about it, the drainage, etc? Re: Mailbox. You can buy a new mailbox for $10-$20 and up if the looks of the mailbox really bothers you. That wouldn't be a consideration to me nor would replacing the glass on the light fixture. That's petty cash expense. You'd spend more buying a piece of Tupperware than those two expenses combined! I wouldn't let that determine whether or not to buy a house. Re: Outside looks (brick, etc) To me, would see the inside of the house more than the outside so to me, the inside is more important. Much like I'm more concerned about holiday decorations *inside*, that I'll see, than outside. I'm not here to put on airs for others. Some people take a lot of pride in the outside looks of their houses and want it a certain way. If that's you, there's treatments for brick, even paint, which I dislike, but many like it. Options: Have sellers remove the trees, remove or repair the outbuilding or deduct from the price appropriately. As far as adding on... Are you going to get what the other house offers you, or a different house should you decide to keep looking? Remodeling can be expensive but doesn't have to be. If you can get what you want, and if you like where you live, then it's worth considering. Sit down and write out what you REALLY want in a house. Include room sizes, costs, payments if applicable, don't forget taxes, insurance, how close to shopping, doctors, recreation, etc. Then, see if the house you're looking at has it. How about the house you have? How does it compare? Then look at a few different modifications to the house. With it done, how would it compare? For me, an attached garage is a very important feature on a house so when I look for places, it really subtracts value if there's not at least a single attached garage. It helps if it would be able to be added easily. I've run across several places I really liked, but when I went home, sat down and looked at my priority list, well I haven't moved yet... Years ago I made a list of things I really like about my place and a list of things I really don't like, together with things I would like in a new place and might like. There's been things on other houses I've seen that impress me so I noted them. I know I'll never find "the perfect place" but it helps to evaluate different ones. And now as I'm getting older, accessibility is more and more important. But I try to keep it realistic. For instance a new place would be nice if it was one level living, however as long as there's the main rooms, a bathroom and a bedroom on the main floor, it would work for me. A place with all bedrooms and bathroom(s) upstairs would not. Also with looking at places I've seen some modifications to certain common style houses that were well done and really would work well for me. Maybe some of these would help you in your considerations. Kinda makes your head spin, I know. In most places, it's still more of a buyer's market so don't let a salesperson scam you. And keep in mind there's LOTS of houses for sale even if you don't get this one!

A few quick comments. Overall a decent plan. When you walk into the Master Bathroom, where is the light switch? The double doors looks like they will cover the available wall space for switches. Does not look like either door can really open all the way either before hitting a wall or a tub. The rear Covered Porch looks fairly shallow. I would think some more depth would make it far nicer and usable. The bathroom is really far away from the Bedrooms. For a 2,900 S.F. house I would have aimed for a jack and jill bathroom for 2 of the bedrooms, and then a single bath for the 3rd bedroom with access to the single bathroom from the Loft. Not having any walk-in closets in the bedrooms for a 2,900 S.F. house also seems a little odd. This comes down to personal preference, but a door to the uncovered portion of the deck from the Master would not get me too excited. Another access point into the house with direct exposure to the elements. Curious what the rear elevation looks like. I imagine that Breakfast Room roof is a pretty shallow slope to stay below the egress window of Bedroom # 2. Some good stuff happening in the plan too, I am just listing out the stuff I would look closely at, food for thought. Would love to see a front elevation just to see what look you are going for. Thanks for sharing your plan!