Thank you so very much for your inputs. Except for Monicakm, central AC is rather low on the ranking, which really surprised me. Meeting with contractor to get a realistic price for putting in a dormer on garage attic, before doing the roof. Will make decision on bonus room once I know more about costs. So it seems like it's definitely master bathroom (and master bedroom make over) is next on the project list. I truly do not like the small conventional pre-fab shower stalls, usually 32”x32”. I’m a small person (4’11”) and I feel that is way too small. So I was trying squeeze 10pounds of “wants” into a 5pounds of real estate space. Wanted: - larger shower stall/area - double sink (not that we need it since DH and almost never get ready at the same time, but would be good for resale) - wet area (so I can hose everything down; we used to own a Chinese restaurant and I love being able to hose everything down in the kitchen area) But I have read many many online reviews against small wet-room, how everything gets wet, how you track wet feet in/out of the room, no place to put your clothes, and how many potential buyers would look at the room and would think about how much it would cost to gut the room/renovate it to “fix it”. Well, DH talked me out of the need for double sink, so I get to keep my larger shower. By moving the wall-hung toilet toward the entrance/furthest from the shower, there should be less water/moisture. What do you think of this? - I get my larger shower area: 4’x5’. - The shower floor will be one piece (stone/onyx or solid surface still researching); easier install, no grout/seams, easy to clean. See link for options - A glass wall between the shower and the sink - I don’t want to put another glass wall next to the toilet because I want the toilet area to not feel tight (both areas of my toilets now are pretty snug) - the bedroom is still a decent size 15'x12'. Masterbedroom layout: 2nd floor layout: Would you hate to open the door to seeing this right as you enter? I thought to put the shoes shelves there since the shelvings do not need to be as deep as a wardrobe, so there's more space in the landing area. sink: w32”x20”. I like the lip around so it keeps the water splashing in the sink area, instead of against the grout/wall tile. Yes, my King bed will be in front of 2 windows, and I will do lots of curtains like this: Monicakm: We do put in window air conditioners. Yes, a must have for those crazy humid nights. Yes, I do have to do more research on heat pumps. The HVAC guy who did my radiant floor heating told me about the newer tech ones that goes down to 17degrees (or even lower?). Lotteryticket: Yay on finishing your Mbath. Can you share pictures? I have no clue on the cost yet. Need to find potential bathroom contractors before I set a budget. Our 2-car garage is oversized. With the dormer planned, we would still have 1/3 of the attic for storage. Also have the basement for storage. Weedyacres: I don’t know much about plumbing, but I don’t know how to get plumbing across to put the bathroom on the right side of the room. Where I have the bath planned, it’s a straight shot UP from the basement, through the 1st floor pantry to the masterbedroom. I don’t think we can get the plumbing to cross the hallway from the 2nd floor bathroom (see 2nd picture). LARemodel: My elementary school days were in Pasadena/Glendale area, and I thought most homes have AC, so I was surprised to see your ranking. If we finish the room above the garage, it’ll really be for the kids and their friends/hanging out, and for the additional GLA so it helps when we list the house in the future. Linelle: Yup, just a nice 3rd bathroom so I don’t have to share w/ my future teenagers. Already, my 8yr DD keeps getting into all of my stuff/makeup, etc, that I leave in the vanity and medicine cabinet. Again, thank you very much for sharing your thoughts. Amanda Here is a link that might be useful: link to low curb one-piece shower floor

Allie the cost is right at 135/sqft. Not inclusive of the lot. High end finishes planned for the inside. White oak wide plank floors. 7". High end appliances Kohler farmhouse sink, large tile shower etc.....There will be some brick out front made to resemble a brick foundation not the 4 foot brick you see on a lot of homes. The siding alone was about 30k install included :( It is DiamondKote LP SmartSide. It does look soooo much better than vinyl though which is the norm around here in about 98% of new homes. The front and back porches, as well as the eyebrow, will be galvalume metal. Had to wait for siding to be done to install. cpartist- Yes they are ordered and finalized,. The cabinets are white Haas inset in the kitchen with full overlay gray stained island. White/gray full overlay elsewhere depending on the room. Cambria Ella quartz also.

Plans by Marcy You could give the illusion of having more windows than you actually do by framing mirrors in old window frames, then placing the refurbished units to suit your tastes. The mirrors should help to reflect your artificial light back into the room as well. Also, depending on your homes layout, you may be able to use a tube light to direct sunlight down through your house and into the basement from overhead.

start with some idea books about what exteriors you like. come back here and show us. Your pictures will allow us to help you speak the language and verbalize what you are trying to achieve. Your current elevation sketch, as noted, isn't southern really at all - it looks like the builder has a book of plans and he's showing the elevation options and asking you to 'pick one'. I suspect that his architect is a designer, and will make minor modifications to existing plans that get built over and over. Find what you like, then compare to where you are now and see if you CAN get to where you want or need to regroup.