Hostalover, Somehow I missed the closeup photo of your bathroom toile when I was responding with my post. Yes, you're right, it's not Rustic Life, Jamestown, Country Life or any other frequently seen toile pattern. It's very similar to the fabric pattern I used for my daughter's wedding, though hers was in blue and ivory, and unfortunately unique enough that finding matching fabric a year later was an impossibility, sigh.... At least you know that what you have is not something you'll see everywhere else! I love the colors you've used in your bedroom and bathroom thus far, especially the wall color! I do think that the black and white gingham would be a perfect companion for white curtains, though I'd go with a smaller check size if it were mine. You also might consider making a black and white gingham shower curtain, trimmed with whatever accent color you select for your bedroom curtains, or trim the existing white curtain with some gingham. This would pull the two rooms together. I'm sure that whatever you decide, it will look luscious, and I can't wait to see the results! Heidi

Thank you, all, so much for the feedback. I really appreciate it. Bpathome: phenomenal ideas about reworking that right side of the main floor. I love your idea of the friends/family entrance and adjusting some of those spaces to make it more kid-friendly. Your comment about your boys getting distracted while walking in to get a water bottle totally cracked me up! Been there myself a thousand times and would never have thought of adjusting that space to make it more user-friendly for them, but ultimately, me! :-) Thank you for the ideas! Let me answer a couple questions that you all had. 1. The whole house actually has been designed together, not piecemeal. The reason I didn't include the lower level, bonus space over the garage, and the outside elevations is because those are currently being reworked by the architect and he's making so many changes that it seemed pointless to even show those at this time. 2. I should've clarified that the views are beautiful out both the back and the front of the house, but the front is especially gorgeous, with the added bonus of being a spot where my boys will likely be playing and riding bikes, so I like the idea of placing the kitchen with those views so I can keep an eye on them most of the time. But the back yard views are lovely, too. 3. We will have neighbors behind us, but probably won't see their house much because we have a deep back yard and a buffer of woods between us. 4. The office is small because we will have an office in the basement if anyone ever needs to work from home, which neither my husband nor I, do. (Yet I know it's important for resale, so we will have one). What we really need on the main floor is a "home management center" instead...a place to have a couple of filing cabinets, a printer, charging center for phones, and a place to drop and deal with mail. We don't have a desk top computer (both my husband and I use laptops). Thus the small size of the main floor "office". 5. The garage is angled because the contour of the land on the right side of the house is very low. It's going to require a lot of fill to get it to a manageable slope and to bring a driveway in over there would be difficult. So that pretty much eliminates a side entry garage. And other than a front facing garage, we're basically left with the angled option. As for the master closet/bathroom area, it occurred to me to square off that area, too, but even in doing that, I'm not actually gaining a ton of usable shelf/hanging space. I gain a little, I suppose, but moving around in it is still tight because of its narrow nature. I suspect that entire closet/bathroom area needs to be reworked (i.e., remove the walls as they're drawn in those two rooms and start from scratch with the existing footprint to reallocate space). My brain just doesn't work this way and I'm TERRIBLE to "seeing" the potential on paper, which is why I was hoping that someone here would have some ideas about how to fix it.

Completely undoable project. No one will ever give you a loan to turn a house into a one bedroom. A one bedroom has zero resale value. Your mortgage holder will never be on board with you depreciating their asset like that. Do Not Pass Go, Do Not Collect $200. Pay the mortgage in full and pay the 150K for the renovation in cash is the only way that would happen. You might as well flush it down the toilet as do that though. If you want a master suite, the only thing that makes sense is an addition. You need to reasses what you want out of this house and if spending 150K is going to give you payback. A 3 bedroom, 2 bath, will generally appraise higher. But it depends on the exact market.

Adding a large dressing room is a great idea. The door next to sofa is a moderate sized walk in closet. Next to bed is a 6 ft closet with slider doors. As-is, the layout is very functional for us. It reminds us of the way large suites are laid out in nice hotels; usually in addition to the bed, you have a place to sit, and a place to write. The desk will serve as a writing desk and vanity, since we don't have a sitdown vanity in the bathroom. The sofa is used for afternoon naps, curling up to read a book, or enjoy a movie, so we get plenty of use from that. The other idea we wanted to do in place of the desk, is add a built in dresser from stretching from door to wall, (marble or wood top, white cabinet fronts). That would free up the need for the standalone chest and dresser. In place of dresser would be a vanity with wall mounted mirror, that could double as a writing desk, and in place of the chest of drawers would be a wall mounted full length mirror with an accent stool/pouf for sitting and getting dressed, so essentially it covers all our needs... dressing area, vanity, writing desk, and sofa stays in place. Thanks for the input. in place of dresser in place of chest of drawers an accent stool tucked neatly in front of mirror (not necessarily this one)