I would take the small room as adults we can get away with having just a bed. The boys will have toys and activity requirements.

I'd give the boys the bigger room so they have space to play and move around.

I don't have kids but I do have a guest room that is 10x11 and it's not big. I vote for adults in the big room. Maybe bunk beds in the tiny room when the kids are old enough, and add-on or move before he kids get old enough to know better. FWIW, my aunt and uncle raised 7 kids in a 3B house--5 boys in an "average" size room. They all survived and are functioning members of society today. LOL. FWIW, you can always try this and then swap if it's doesn't work. I'm guessing you and DH would probably do better swapping to the small room to tiny bedroom than the two boys. BTW, my experience is that often these "short-term" houses stretch into longer-term (so a few years may turn into 5 or 10). Just an FYI in case you want to consider a plan B, like adding on vs. moving. Good luck and congrats on your new home!

My condo has a "regular" size bedroom and a smaller one, which is probably 12' x 8'. When I moved in 30 years ago I chose the smaller room as my bedroom and the regular size room as my den/office/tv/guest room. The small bedroom worked out nicely as my bedroom, even when there was a SO involved. I've really enjoyed the extra space in the other room for "living" and "doing."

I'd say live however you (all) are comfortable, but when it comes time to sell, make sure to stage it with the larger as a master, and make the smaller room an obvious second bedroom. At those young ages, it might be a little while until they are having "play on your own, in your own room" time, but whatever you are ok with and makes the most sense for your family is the most important thing.

Parents get the larger room in my book. 10 X 12 is not a large bedroom. You and your husband have bigger bodies, bigger clothes and need a bigger bed. Plus you pay the mortgage. If the ceilings are high try a bunk bed for the kids, or two twin beds head to head with a small table in between. Nothing wrong with kids sharing bedrooms, even small bedrooms. Congrats on your new home.

I agree, it's going to be a bit of a squeeze for 2 adults in the "larger" bedroom.

Get the boys bunk beds, I'm sure they will love them.

Good luck in the new home.

I lived in an apartment with two bedrooms and two small children.( 2year old twins) They had the big bedroom which was also their playroom. It worked out just fine for us

A 10 x 12 would drive me up a wall...I'd lose my mind in a smaller room. Kids in the little room. They don't need that many toys anyway!!

I would put the boys in the small room. Beds end to end, even easier if they are in toddler beds right now. If you are getting beds, get the ones with storage drawers underneath and limit toys and excess clothing. The adults need space and place for respite after work and rehabbing the home. I agree on making sure they have a good outdoor play space.

If you think about a 7x12 room and the size of a queen bed, you're not going to have enough room to move around comfortably. A queen bed is 60" wide, leaving 24", or one foot, on either side of the bed. That's not enough room to get out of bed comfortably or have any kind of nightstands. Pushing the bed into a corner means having to constantly climb over another person to get out of bed and makes it very difficult to move the bed. If you put the bed on the 12' wall, you'll have less than a foot at the end of the bed for one person to walk by.

You could use bunk beds as suggested in the smaller room or put the beds in an L shape and still have a comfortable amount of floor space. If you get beds with drawers underneath, you'll have extra storage for toys or clothes, eliminating the need for a dresser.

Put bunk beds in the small bedroom for the kids. Just make sure they have other play space elsewhere in the house.

I would take the small room as adults we can get away with having just a bed. The boys will have toys and activity requirements.

I'd do the same. You'll probably have a wall-to-wall bed, but you'll just be in the room to sleep. The boys will be in their rooms more frequently.

If the ceilings are high try a bunk bed for the kids

They're 2 and 3 years old. They're much too young for bunk beds. Maybe a twin with a trundle underneath.

If you think about a 7x12 room and the size of a queen bed, you're not going to have enough room to move around comfortably. A queen bed is 60" wide, leaving 24", or one foot, on either side of the bed. That's not enough room to get out of bed comfortably or have any kind of nightstands.

True, it'll be very small ... but do-able for people young enough to have a 2 and 3 year old. I'd do a built-in shelf on each side of the bed for a nightstand ... and a hanging pendant instead of lamps. Ideal? No, but the OP already knows that and has chosen location over space.

My last house had a 10 x 11.5 master and we managed to get a king platform bed with drawers underneath it in there. He had a small skinny table as a nightstand and I had a tiny wire etagere (meant for a bathroom) for a nightstand. We even had two dressers and three dog beds! We had to step into dog beds to go to bed. Our smaller bedroom was 9 x 11. I could not imagine a bed for a couple in there.