The fixtures are Moen Kingsley, chrome finish. (purchased by plumber ) The shower in master is one of their complete 3/4" spa sets, + we bought a separate Moen showerhead...the one that you can switch from rain back to normal....highly recommend this option. Chrome is a rare phenomenon....my wife and I both love it, and it's the least expensive finish option! The kid's vanity is 28", and ours is 42 or 44"...both ordered from Home Decorators, complete w/ granite tops/sinks. ...The vanities is where we saved a bit. We're very happy w/ both vanities. One caveat, the drawers are pretty much wood boxes that sit inside cubby holes..no slides/dovetails/etc....We don't expect them to last a lifetime, but again, I'm happy with what we got vs. what we paid, and the wood finish looks great on both. . ONe caution...plumber hated hooking up the waste to the 28"...that is a very narrow cabinet! flying diver, thanks on the floor comment...it's carrara, so expensive per sqft, but not too much in our small bath! We both love the feel and look of it

Good morning, everyone! allison, The 1/2 bath might be considered a 'folly' down there! I do have a small area around it somewhat finished, but the rest of it will always be a spot to work on my many hobbies, like furniture refinishing, messy crafty stuff, you-name-it. I also have a doggie door in the opposite 'working' side of the cellar, that goes to a former garage under my office, which I made that into a wood working 'shop' years ago. Another doggie door in the shop takes them out to their fenced in area of the yard. The cellar and the shop are valuable real estate to me, just as they are. I do have 3 windows and a door with glass in that 'living' part of the cellar, as well as a wood stove, and an armoire with a TV it in. It's cozy in the winter with the stove, and cool in the summer and the couch down there is great for naps! These pics are of my former LR sofa down there and a 'reading' nook with big chair. Not much decorating has taken place yet! The door you see on the right in this pic is to the 1/2 bath. This is the reading nook which faces the wood stove. Being a dog lover, I got this original oil painting of a Springer from eBay for $21.49! His eyes are a perfect match to the Behr 'Cork' paint color. And this is Ikat fabric called Casbah, that I got at 1/2 price at Ballard Designs. I might make sill length panels for the 1/2 bath for fall and winter from it. The way it goes with that paisley wallpaper is the stuff that (my) dreams are made of. I'm happy to see so many paisley lovers here, as I have always been one, and I LOVE to mix patterns in a room, even a small one like this. I'm glad that others are inspired by my 're-cycled' bathroom! I'd never have done it if there hadn't been a rough one down there to start; but I just replaced that with one that even I'll use. No more storing tires and hoses in this one.

I think it's a great space. do you really need a toilet by the washer/dryer? I mean, will people use it more than the regular toilet? you could make this into a nice laundry room, or a semi-craft room, a workshop area, a storage area, a mudroom, all sorts of things. what do you want/need? my mom/dad used to have a very large room like yours. part of it was a work bench area w/tools and such. but you could have organized cabinet/shelving for any types of crafts, or wrapping, or a small desk area, sewing, whatever. partial mudroom. place for backpacks and sports stuff

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.