Wow, what a nice surprise! That looks amazing. Thank you so much for doing this! I didn't think I'd ever get to see a true representation using my software. I've continued to work in Chief Architect but still haven't figure out the roof line or how to add the eave detail below the gables and the siding detail is nowhere near as good as your program. Anne, I had photoshopped several homes together to come up with my proposed elevation and therefore the windows were all different as they came from different homes. I agree that the one little dormer does look a little lonely there but I kinda think it adds charm. If I were to double it I think I might consider a shed dormer instead of another gable. LL, thanks so much. The elevations that Summerfield did for you were outstanding and very similar to the look I wanted, which prompted me to call him for help! Summerfield, would you consider doubling the size of the dormer and making the box bay just a triple window? I'm thinking the box bay doesn't really fit the rest of the house. Here is my C.A. exterior. I pretty much gave up on getting the elevation I wanted and am so glad you were willing to take the time to help me! I much prefer your version with the single entry door and without shutters on the dining room windows. It looks much less busy in your vision.

I would also go around looking at new build homes and what they are selling for. That will give you a very general idea of what is included in each price point in terms of how the house is finished and what you might expect in your price range. So using my neck of the woods for example (SW FL), at price point A, ($150,000-$300,000, 1500-2000 square feet) houses have minimal or no interior trim. Floors are basic carpet in the bedrooms or vinyl flooring. Whirlpool appliances, builder basic cabinets with no pullouts, formica counters, builder basic white windows, basic light fixtures, etc. The paint on the walls is all the same color, and the finish on the walls is a knock down finish. Bathrooms are finished with prefab tubs and showers and minimal tile work, if any. At price point B ($400,000-$650,000, 2000-3200 square feet), floors are tile in public rooms and either carpet (a higher grade) or tile in the bedroom, there is some crown molding trim and maybe trim around the windows, the appliance package is upgraded to something like GE, cabinet's are semi-custom with maybe pull outs in the lower cabinets, level 1 or 2 granite with a 4" granite backsplash, windows are better than builder basic with maybe a beige, white or bronze exterior color, light fixtures are definitely more decorative, etc. There might be two or more wall colors and the finish on the walls will be an orange peel finish with a knock down ceiling finish. Bathrooms are finished with drop in tubs and tile work only on the shower and tub walls. At price point C, ($700,000- $1 million +, 2500-? square feet) floors are wood, with marble in the bathrooms. Trim is quite detailed, including specialty trims going up the stairs, in the dining room, etc. There are specialty ceiling treatments. Appliance package is Wolf or better. Cabinets are custom with drawers for the lower cabinets and in specialty finishes. Counters are quartz or quartzite with tile backsplashes. Windows are custom windows. Light fixtures look like they came from a decorator. Rooms may be painted in more than one color and the finish might be anything from an orange peel finish on up to a level 5 finish. Bathrooms are tiled in marble with decorative floor and wall designs. There are soaking tubs and glass shower enclosures. And of course within each price range there are different levels too. And when building custom, even within each level except maybe a truly million dollar plus custom home, there will need to be compromises. For example, do you want a smaller home with higher end finishes or are you willing to give up some of the higher end finishes for more space?

Am I seeing correctly that the half bath opens directly onto the living/dining area? Agree. This is a complete no-no. I also don't understand why you'd have two half-baths. The master shower looks tiny. 3x3? You are not going to enjoy it. Agree. 3x3 is do-able, but it's a bit summer-campy. I'd give up quite a few other things in order to have a more comfortable shower. The kitchen does look "off". The kitchen is "off" because it's broken up into fragments, meaning you'd have to walk from section to section to cook a meal. The space is here ... but the kitchen needs a complete re-do. Nice pantry though. You want the southern exposure for your bedroom, right? I'd rather have the prized southern exposure for my great room -- the room where I spend most of my waking hours. In the laundry room, well, just put the machines along the outside wall and the sink on the inside wall. No, don't vent into the garage, you will have encrusted lint and moisture all over the cars, and everything else. Trust me. Experience. You could easily run a long dryer vent along the length of the garage ... but why bother /why make it more difficult to clean your dryer vent, when you could easily move the washer/dryer to the other side? General thoughts on the plan: - I like this style of house very much, but I do agree with the poster who says that proportion is key. - Imagine yourself bringing large furniture into the master bedroom. How are you going to make the turn from that small hallway? - The master bath could be so much better. It's a large room, but everything's kind of "strung out" with a bunch of empty space in the middle of the room. - If the great room were JUST a living room -- not a living plus dining room -- it'd be a nice size. But it isn't nearly big enough to house both. - I love that you have a broom closet. One of the things I anticipate with the most joy for our new house is a cleaning closet ... where I can keep all my cleaning goods in one place. Don't neglect to include an outlet in this room ... you're likely to want to keep a hand-held vac and/or a stick vac plugged in here. - You've included three eating areas ... all within a few feet of one another. Does this fit with your lifestyle? How often will you use the big dining room table? Where would your family of four eat dinner most evenings? - The whole mudroom /half-bath area seems over-done /overly complicated. So many doors inside -- more than are needed for a mudroom, and they're going to be in the way ... I also don't care for two entrance doors on the front of the house. - I do not care for the idea of a full bath near the mudroom (note that I grew up on a farm and own a working farm today -- I have never once wanted to come in and take a shower by the back door). Think it through: it's more trouble than it's worth: It's another shower to keep stocked with towels and toiletries ... and after you've showered, you're across the whole house from your closet /clean clothes. Two better options: 1) Put a foot bath outside the entry so you can take off your muddy shoes /come in with clean feet and walk to the bathroom in your bedroom. 2) Place the master bedroom near an entryway so you can go straight into your own bathroom, where you have all your stuff at the ready. Design the master suite so that you don't have to walk through the bedroom and the closet area to reach the shower.

bpath let's start with I wouldn't be interested in renovating a house like this! I appreciate the history and all but find FLW houses majorly depressing and this one is no exception. However..... I think if you're going to live in this house you have to approach any renovations with an eye to original design intent. Doing that especially in the bathrooms with modern materials and what is now considered normal necessities in terms of shower size, # of sinks etc might be difficult in the original footprint - kitchen would be the same issue. I had a similar basement sink in both of our old houses. Not a clue about the levels - hadn't noticed till you pointed it out but it is confusing. ODD that roof repair estimate doesn't include all the interior damage so it's VERY light. You're being quite generous suggesting that some of the houses built today will even be around in 100 years!!! The house is valued based on all the needed updating and repair which is massive $$. Schools for that house are exceptional and it's 2 blocks from probably the best park and public beach on Lake Michigan in the area. Once that house is updated, taxes will triple.