It isn't whether the buyer will pay more for the new shower, it is whether it will APPRIASE for more. (buyers really hate to come up with more money because it will not appraise.) Around here, this is how baths and their fixtures are counted on appraisals. * Full bath (toilet, sink, shower/tub or shower and tub or tub since a shower can be added easily) = $3000 * 1/2 bath (sink and toilet) = $1500 * 3/4 bath (sink and toilet and shower) = $2250 Unless it has a tub, it is NOT a "full" bath with just a shower. It is a 3/4 bath. So in terms of the appraised value, that shower is only worth another $750 above the value of a 1/2 bath. And it does NOT matter whether it was $300 fiberglass thing with a shower curtain or a $5000 thing with a custom built base and high-end frameless door. $750 on appraisal around here. (And the median priced home in this county is $435,000. Less than 10% are under $200K High end area 40 mile round trip from a large grocery store) It is a nice-that-it-is-there thing on a sale but not make or break if it is obvious there is enough space to put in a shower. Minor plus if the buyer does not have to put it in. HUGE minus if you go with freaky colors and have a black tile shower or other 'out there' thing that is not widely popular (and I do not mean popular with designers but popular with the masses.) Keep it neutral if you tile - creams, almond etc. You will NOT however, get the cost back on sale. Plan accordingly.

Planning a Bathroom Renovation in the DFW area Creating a spa-like bathroom retreat is all about selecting fixtures that provide the ideal combination of fashion and function. The first step in any bathroom design is to focus on function and determine what you would like to change. What storage are you lacking? What materials are you tired of? What do you wish you had in there that you are lacking? The second step is to think about your dream look. Peruse your favorite designer website, Instagram, Houzz, and Pinterest and save the images you like—even if their bathroom layouts are different than yours. What is common to all your pictures? What finishes are you drawn to? What is the overall style of most of your images? With these ideas in mind, hire an interior designer and contractor to help you price out your dreams. Choosing Bathroom Essentials Whether it is a small powder room or a grand master bathroom, your plumbing fixtures are the essence of function for your space, so choose them wisely. Showers A shower is one of the most-used elements in the bathroom. A luxury shower in a master bath Is more important than a luxury tub these days. When renovating the shower, your contractor should install a waterproof system to prevent against future leaks, and use stain and mildew resistent grout to help things keep looking new. Consider adding a handheld sprayer for cleaning and flexibility Build in recessed niches to hold beauty products Remove bench to increase the visual size of the space Bathtubs Many people enjoy at least an occasional soak in a comfortable bathtub. Tubs come in a wide array of styles, including freestanding, alcove, drop-in, and undermount varieties. In the 1990’s jetted tubs were in vogue, but now freestanding soaker tubs are favored for their cleanliness and simplicity. If you have a luxury shower, maybe storage or a make up vanity would be a better use of that space. Do you take baths frequently? What features in a tub are important to you? Is there something else you can put in that space that would be more valuable for you? Vanities Getting ready for your day starts at the bathroom vanity. This is the largest piece of furniture in any bathroom and one of the primary sources of storage for the space. Custom building your vanity can allow you to customize it to your personal needs. Building in pull outs to tame hair styling equipment is popular, as well as hiding everyday countertop clutter behind towers. What accumulates on your countertops and how could you build a better home for it? What would you like to store in the vanities? How can the style of the vanity add to the look of the room? Countertops Choosing your bathroom countertops requires a little thought as well. Man made quartz countertops have different pros and cons from natural materials like marble, quartzite and granite. Polished, satin or honed finish can add a decorative contrast to your flooring and wall décor. How tidy do you keep your countertops? Do you use hair color or other highly staining materials in your bathroom? Do you like a consistent pattern or a naturally varied look? Hiring a professional who has walked clients through this process dozens of times can be a wise investment in saving you time and money. While the process of a bathroom renovation can seem daunting, it is so worth it in the end! Ann Bridgman www.justthethingdecorating.com www.justthethingdecorating.com

@Design Girl same here but it costs a billion dollars to move the toilet :( maybe I can have someone price both options... I like that nothing is crowding the window in that option, and the sink/mirror would get natural light.. Also a plus - but since you asked.. (I "backed up" a little bit out the door but its getting a little distorted in the corners since the space is skinny)

As an retired appraiser, I am loath to ever advise the loss of a functioning bathroom. It will usually result in a loss of valuation. If the subject home had five baths, it would be a very different answer. The extra baths would be redundant. It is typical that more buyers want three bedrooms and two baths than two bedrooms and 1.5 baths and are willing to pay for the extra utility more bedrooms and baths offer. When I read your description of the issue my first thought was the loss of the downstairs bathroom is probably not a big deal. Then I looked at your floorplan. Now, I'm not so certain. Two things come to mind, will this house be a candidate for tear down? It is at the beach. Are there a lot of teardowns nearby? If there are teardowns and new construction, it really doesn't matter what you do. The buyer will only want the lot. If it is likely that a new buyer will not tear the house down, I would advise against the loss of the 3/4 bathroom. With very little effort and minimal cost, your downstairs floor plan can be adapted to incorporate a downstairs bedroom. The addition of the downstairs bedroom with bath would place the home in an entirely different category of buyer. Downstairs bedrooms are very attractive to buyers because they can accommodate older guests and provide greater flexibility. Getting that third bedroom with adjacent bath would provide for the highest and best use. That's appraiser speak for more money. There are many ways ways to adjust the floorplan to incorporate both the need for a better laundry space, better living area, kitchen update and even another bedroom. You should post in the Building a Home Forum with a scale drawing showing measurements of the downstairs and ask for floorplan ideas. If you know the load bearing walls, that would be helpful to the discussion. Mark all the entries, doors and windows. You might be surprised about the answers. The Kitchen Forum can provide you with some ideas about your pending kitchen/bath renovation, too. This is what I would advise. Contact one or two experienced realtors about the local market and the prices between 2 bedroom 1.5 homes and 3 bedroom 2 bath homes. Tell them that you are not selling this week. But, you plan to sell in two to three years and want their input before you renovate. Be sure to ask more than one for their opinion. They will want to provide you with this information because they might get the listing when you are ready to sell in a few years. They will hope to build a future relationship. It will cost you nothing. Good luck with your decision.