That's a pretty vanity MClarke - but we'de really prefer separate his & hers pieces to avoid my 'counter creep'... Plus, having one long vanity on the left wall puts one person using a vanity under a lower ceiling. That's why I had to X out two of the 'why don't you try' options on the bottom. Do you think the two 5' vanities in the top left option are too small? What about the 8' + 5' vanities in the top right plan? That doesn't give me my FFP (which doesn't exist - the armoire does, but wouldn't be right for the bath) but the sight lines from the bathroom door would still be attractive (the main reason for my longed-for FFP).

There is no way to give an meaningful estimate, mother than to find out what the local average for price per square foot is for the work you want done---add on/remodel versus new construction. If there is no plumbing, the cost should be lower. But, costs/fees for surveying, soil compaction(for foundation) and permits/etc. have to be considered. Sounds as if the plan would increase the value of the house to some extent. My personal belief is if a person wishes to spend decades in a home, has the money to spend without putting their finances upside down, and simply wants the home to be theirs and comfortable, who cares about resale value

You lost me so maybe post some floor plans to scale. As for which is a better selling point IMO a master bedroom without a master bathroom is just a bedroom so find out what sells in your area I guess as for keeping track of your kids you know they will all grow and not want you to keep ttrack of them all the timeanyway.

While I think the revisions addressed some issues, I would 1. make the vanity longer and use up all the space possible. Remember, 2 sink vanities lose a lot of drawer/storage space. Also, is there any other storage in the bathroom? Where will a towel-rack go or even a bar to hang a towel? 2. A desk inside the closet? Not what I would do, but maybe you have a good reason. You're going to need some serious lighting conditions in there to address the needs of someone working at the desk. 3. You must have a great relationship with a plumber, because none of the water-needing devices are back-to-back which means a whole lot of plumbing. 4. I'd probably close up that door from the bathroom to the closet. 1st, you get more hanging space in the closet. 2nd, you get room to add a tall bank of cabinets in the bathroom for storage. 5. Is that the shower in the upper left corner? 6' by 5'? That's an awfully big shower (bigger showers not always better, since it might not be as warm in there), and then a little dinky toilet area which is going to feel cramped. 6. The master bedroom is still so big you can fit a sofa in there. This is my personal preference, but here you are adding all this "utility" to a big space...2 bathrooms, a desk to work at, a new laundry room... and yet you still want all that roomy space around the bed. I just wouldn't want that, if I were you. To me, I consider having separate vanities a far bigger luxury than space around a bed, or having a sofa in my bedroom. I do think it's a great idea to have the laundry close to the kitchen like that. But a powder room that is going to flush while people are dining at the table? And they'll be able to smell from there? All in all, I don't really know why you are opposed to getting an architect. I'd want it done right for the amount of money you'll end up paying for construction.