I suggest grouping whatever living room furniture you buy around the fireplace. It is what I did in my long living room (mine is wider than yours). Here are some layout suggestions: Before you buy any furniture, make sure you have the room to lay it out something similar to the above suggestions. Put tape on the floor, if you have to and make sure you have enough room to walk around the furniture. You can also try Basset Furniture and/or La-Z-Boy showrooms. They can help you with furniture arrangement and they do not charge you, like a designer does. For the TV, you could either get an entertainment center that will fit right or left of the fireplace or your could even mount your TV on the wall (I have 2 TV's that are wall mounted and I love it). When I was getting ready to move into my house 3 years ago, I needed brand new living room, dining room, and family room furniture. I shopped sales and I found my 2 sofas that are in my living room first at a furniture store selling La-Z-Boy furniture. I got lucky! The sofas were on sale for over 60% off and after choosing them, everything else fell into place. For the family room, I went to a La-Z-Boy showroom, found a reclining sofa I loved, and it was also on sale. I choose soft, neutral colors for it and two rocking recliners. We use this room to relax and watch movies on our big TV in the family room. I also suggest looking at rooms on Houzz and see what appeals to you, in style and color.

Instead of a full-on sectional that will give your first room a man-cave look, consider a reversible chaise sofa. The chaise can be reversed from left to right and will give you more arrangement options. I like TV on the stairwell wall so it can be wall mounted and the gear can possibly fit in the closet that may be under the stairs. That way the sofa can face it and greet guests with an invitation to come in and sit down. The realtor pix are probably stretched a bit - they often do that to make the space look larger. I would get a pair of swivel chairs to put on the TV side of the FP, They would be perpendicular to the bit of wall between the front door and window. Then the sofa would go on the end where the round mirror is. Here is a chart to get the TV mount and sofa distance right.

Here is a picture of our room as we have it laid out. You can see the large ottoman that we use. It is great for toys, blankets, pillows and just about anything. Below you will also see the 3D rendition of your formal dining room converted to a TV room. Also, this is suggested because having a formal dining area so disjointed from the kitchen area often means that it is seldom used. I know because we used to have a formal dining room like that. We used it maybe 2 or 3 times a year. Once we converted the room it is now used everyday. Converting the front room is the surprise. So here goes: Here is the copy of the 3D floor plan copied from your blueprint. In this you will see that the currant family room has been converted to an open and easily accessible gathering place and the formal dining area is spiffed up for both everyday use, gettogethers, and holidays. More 3D pictures below: You will find the following in the layouts below: Three 51 inch love seats. I would stick with the 51 inch love seat because it keeps the room open and easier to move in and out of. If you get larger ones it starts to make the room feel smaller and is harder to move in and around. Two couch side tables Two floor lamps One ottoman with reversible trays that when turned over become seat cushions and have storage beneath them. One basket with extra pillows and blankets or can be used for toys, games and so on. One entry table with one table lamp on it. This table can be used for additional storage in the drawer. There is a box underneath for additional storage. One large wall mirror to add more reflective light and become a faux window on that wall. The dining area speaks for itself. One nice large framed picture over the fireplace. Please know that the style and colors are not in anyway suggestions it is just for furniture placement and suggestions only. Hope this opens your horizon and sparks inspiration for what is possible in these rooms. Best wishes, Marcie

Beautiful room even if it has so much going on with the off center fireplace, the windows, the door openings and the balcony. The way to make this room work is not to try to make it symmetrical. Consider the following: A TV over the fireplace is annoying to view. It is too high and I agree that it will go out of style for good. Consider locating the TV on the left wall under the balcony. Treat that entire elevation as one unit including the second floor. Paint the entire wall, the overhang and the second floor wall a dark color (midnight blue) and mount the TV on the wall with a narrow bookcase so that it cleans up the door openings, the balcony and overhangs. Paint the railing also and the rail itself - black. With the seating, a sectional will streamline the room and focus on the window and fireplace. Because of the high ceiling, you have the option for a higher back sectional. On the big blank wall (with your existing wall unit) invest in large art or a series of work to be grouped together creating a statement. Fireplace would be TV Note dark gloss wall