@Dig Doug's Designs..... I'm digging (no pun intended!) the look of the two tall conifers on either side (garage and front corner). The stone facade on the street side of the garage is also interesting. Can you tell me what program you used to do this?

A runner is the fastest, easiest, cheapest option. Sadly you have 4 different finishes inside of one stairway. You have dark stained hardwood at the top. You have natural oak for the stairs, you have outdated tile on the landing and then more oak going down and then you have brown laminate at the bottom. Without changing ALL the surfaces in the stair well (and don't forget banister and trim...and all the horrible fiddly stuff surrounding this area) you will still have +++ mismatch no matter what you do. If refinishing the treads are out of your budget, then pretty much every other option is out as well. A colour matched runner (either a nice brown that matches the two "wood" surfaces or something like sisal with a brown binding on the edges) on both sets of stairs AND a MATCHING AREA RUG on the LANDING (the carpet company can custom cut and bind the same carpet used on the stairs to create a custom area rug). Done and done. In essence you will be camouflaging the "mismatch" as much as possible. The actual surfaces won't change, you will just cover them up as much as possible. Personally I would work with a natural sisal runner with brown trim. This will tie in the gold tones of the wood work (banister, stringers, etc) with brown stain of the hardwood/laminate. Or you change out EVERYTHING to get a match to the hardwood upstairs (you won't find a match to the laminate unless you have 15 boxes left over). And that is already out of your budget.

I know this is an older post but I am completing a garage conversion so I thought maybe I could help and hop off what others have mentioned. #1 DO YOUR RESEARCH!! Our garage conversion has taken over a year because of zoning and permit nightmares. As someone else has mentioned this is not an easy transition and not only is it costly up front, if you are thinking of selling within the next 10-15 years you may be better off relocating instead of renovating.....also for sanity purposes! If you are eliminating a garage it's a good idea to think about how you will replace it. We built a 32x24 pole barn in the corner of our back yard and are putting in a driveway next year. However, you have to look at the blue print of your lot and zoning. For example, we have a decent size corner lot but we still have to abide by the 60/40 rule for greenscape: we cannot build on more than 40% of our "greenscape" on our lot. In addition, the structure had to be so far behind the house so when any of our neighbors stood on their front porch they wouldn't be able to see it. Because split levels are laid out so awkwardly and we have 4 kids and another on the way we decided to make our oversize 2 car garage a kitchen, living room, and dining room so all the bedrooms are upstairs and living space is downstairs. When it comes to the entryway it seems silly to get rid of the driveway since the main entrance is still in the front. You don't want to give up off street parking. Even if you build a garage in the back and have a sidewalk leading to the front door think about walking groceries all that way....that's what a buyer would think: too confusing. I agree with what others have mentioned about the windows. You want to create a seamless look in the front so definitely try to keep the same style windows. Adding some flower boxes along the front or some sort of retainer wall that matches the current style leading to the door could work just be sure there's room for proper grading so you don't end up with water or rot around the base of your new structure. The floor inside will have to be leveled and a new footer installed for that same purpose but best not to add any unnecessary obstacles. If I were you I would consider hiring an architect to go over what you're thinking in terms of design inside and out. It's worth the extra couple hundred dollars to pay someone with experience and knowledge of zoning for your area to lay it out for you. Best of luck!!!!!

The porch area will remain as is and already has the board and batten style, we'll just give it a fresh coat of white paint. I hear you on the columns, I suppose I should have been more clear. We trend towards modern but don't mind the craftsman-type style as well since some homes on our block are craftsman. Thus we thought the columns would be a nice touch regardless. Garage doors - seem to be in good condition so really wasn't looking to replace but I'm open to refinishing them in a gel-stain perhaps. I've seen some folks do a wood colored gel-stain the looks decent so I can try that. Our front door is hidden but we replaced that as well and need to decide on a color to match the exterior.