Talk to a realtor in your area who can give you hard numbers. However, I would have to say that the project is only worth doing if you are able to incorporate that half bath into a master suite and add a shower or tub/shower. Depending on what type of footings were dug for the garage, your project may require demolition of the garage and new footings dug before you can use the space for living quarters. If the realtor gives you an idea of the numbers on this as far as any gain in value to the home, you will then need to contact your local permits office and find out what type of permits and inspections you will need to go through to do this. Do not even think of doing it without, as it creates a big nightmare for you to have unpermitted work at any eventual sale time. Plus, lots of neighbors just live to turn you in to the codes people. Then your third stop is a structural engineer to be able to assess the scope of construction needed for the project. As previously mentioned, the foundation will need assessing, as will the existing walls and roofing structure's ability to be insulated to current code without affecting the required head height. It could be a really simple project, or it might not be. After you have gathered all of the above information, then it's time to develop a written scope of the project with all of the specs for the products that you want to use and the structural requirements of the engineer. Then you use that document to seek bids from contractors so that everyone is bidding on the same project with the same products. For a mid range master, expect costs to come in somewhere between 120-140K if you have to rebuild from the foundation up. If your foundation and existing walls will work, then you can probably shave off one half to one third of that amount. If you DIY everything, then maybe one half to one third off again. So, between 30K and 140K depending on what the reports say and how handy you are.

Gardenwebber, that is SUCH a good point about "entertaining in their rooms". Here's a thought about your floorplan: have the kids take the back two bedrooms. Move your son to the smaller bedroom, the girls in the room with the closet. Take that wall that you guys put up and turn it into the bunk beds in separate rooms. This will give you a lot more useable floor space. Swing your youngest daughter's bed against the far wall and you will maximize the floor space there. Your son can have the lower bunk bed in his own room next door. That leaves the bedroom directly across from yours as a playroom. That also makes your own bedroom further away from the kids beds. The bunk beds are just drywalled with the mattress only on them. We have always had a rule that our kids cannot have a computer, video games or tv in their bedroom until they are 18. I do not want that stuff cluttering my downstairs living room. An upstairs space for this is the best solution. We built our current home knowing that we were going to have teens in them someday and to give them space separate from ours. Think about this solution. My husband would be happy to talk you and your husband thru the details if it is something you would be interested in. P.S. my 17y.o.'s boyfriend is coming for christmas for 17 days and there is no way in hell that she will be "entertaining" him in her bedroom!!!!!!!!!!!! Sherry

mammapinky Yes, they are. I did that on purpose. I wanted a different illusion than just the mirrors hanging, if that makes sense. I want the mirrors and curtains anchoring the bed, like a headboard. Thank you! To everyone mentioning the mirror height, don't tell my husband! (lol) He absolutely hates hanging curtains, shelves, mirrors and paintings. haha I'll have to wait to the weekend or a day we both have the time and we shall raise them. I'll have to ease him into it. ;) Should they go the same height as the curtains? Thing is, raising them any higher and the bottom of the mirrors show, which is not the effect I was going for. :/ chickadee2_gw Wow, thank you so much! :) I truly find this sight inspiring. I really appreciate all of the help you all have to offer! :) And now I can finally move on to the kitchen! rebeccamomof123 That really made me smile. :) I am so thrilled with how it all turned out and it is so nice having people to share it with, who understand. :) Thank you so much!

So I just tweeked your current plan a little bit by doing pier style cabinets on either side of the bed. Then you don’t have to have a nightstand. Or you can just do full height wardrobes. You will have to account for the jogs in the wall so that the bed is positioned so that you can get the doors open. Then the desk would be opposite the bed and possibly add a little bookcase. I am showing a queen sized bed.