It already has a master bath ( and another bath I presume) so you would lose value for losing the bedroom. If it didn't have the master already, you would see a gain by adding a bath to a single bath house even if you had to lose a bedroom to do it. That would be a gain in utility. This is a loss.

Our last house was a 1960's four bedroom tri-level with the same tiny master bath as yours. The only option to have a decent sized master was to expand out into the fourth bedroom. We didn't do it because ours was a very child-friendly neighborhood in an excellent school district. Going from a 4 bed to a 3 bed would have been a mistake.

However, since buyers wouldn't be moving in to your area for the schools, it's less likely they'll have 2-3 children to house in addition to themselves. In this case, I think losing the 4th bedroom to gain a great master bath and closet is the right move.

Do check with a couple realtors who work your area and seek their opinion before proceeding.

This post was edited by Jewel654 on Tue, Mar 25, 14 at 9:16

Thank you. When asked, our realtor said that kitchens and baths sell homes. Not much help. It is a big house with a large yard, which is a lot to keep up with. I'm just not sure who we should market to.
Plan B is to update the small bathrooms and install closet organizers. I may check with another realtor who is familiar with the immediate market. Always looking to update and improve....

Your house is 4,000 sq ft. That should have at least 4 bedrooms. Where is all that space used? I don't believe for one second that the only option to gain a decent master bathroom and closet is to eliminate one whole bedroom.

Maybe you're looking at the wrong room to make the master suite. It's not always the best approach to use all the existing rooms for the same purpose when you remodel. I'll bet there is another space in that 4,000 sq ft house that could be repurposed to make an awesome master suite, and still keep 3 other bedrooms.

I have actually been through this same dilemma. The major difference is my house was originally a 4/2 crammed into just under 1,200 sq ft. Don't even ask how they stuffed all those rooms into a tiny house. It was awful. We removed the small bedroom 8x10 and expanded the master bedroom, bathroom, closet, kitchen, and living room. Now our house is a 3/2 with a slightly higher resale value, but the cost of the remodel probably exceeds the gain in value.

When we bought our last home (a 100-year old Craftsman), it had 4 bedrooms on the second floor - two of them shared a bath and closet. We converted the bathroom, closet and 4th bedroom into a larger master closet and bathroom, and for all 26 years we lived there, we were sorry we gave up the 4th bedroom (but we lived in a very child-friendly neighborhood). No guest room, no office, etc. (we had another downstairs, but for at least 10 years it was occupied by one or another au pair).

Thanks all. Your situations offer clarity. First, the sq footage inlcudes a finished basement. Sorry, it is a habit to consider it living space, I guess because it has an open staircase, a half bath and an effeciency kitchen. Does that space not play into my decision? Aidan_m, your statement about the 4,000 should have four bedrooms is one of the most clarifying statemnts I've heard. I don't want to have too much house for the bedrooms. I think we should leave well enough and four bedrooms alone.

What is the square footage not including the basement?

The main level is approx 2700, not counting basement nor attached garage.

I would definitely keep the 4th bedroom. Future buyers may not have kids in your school district, but could have grandkids or friends visiting regularly. It's easy to use a bedroom for other use - office, library, storage - but it's pretty hard to use a closet or bath as a bedroom.

Thank you. You've all helped with the decision making process, and we are going to do a "soft" remodel of the two full bathrooms. I've been stewing over this all winter, I guess I should have posted on the forum sooner.

Can you add a bedroom to the basement? That way it can still be a 4 bedroom house but you can have your nicer master suite.

I am one of those who has always wondered why in the world people think they need all of that space in huge master baths. Really, what is it used for? Obviously, my vote is for a nice remodeling of the existing bath.

I wish GardonWeb had a "like" button.