Just a thought usually eliminating a bedroom lowers the home's value. How large a bedroom do you like? We never hang in our bedroom so I would use one of the smaller bedrooms as the master also it is closer to the only bathroom. Use the office as a combined bedroom/office. Add a closet to that room. Open the large bedroom wall and use that area as the dining area.

IMO we need to see the measurements for evry sopace and as for using one of the bedrooms my advice is what sells in the area where you live. If mostly homes with kids then do not go there but if mostly young professionals then IMO a bigger kitchen DR / Lr would be preferable to 3 bedrooms. You need to talk to a realtor in your area. Do you have a basement ? I need more info for any real help I can give, The really big question is budget . IMO anyhing is possible but the money rules the ability to change things. I have no ide why you converted a garge to an office if you did not need 3 bedrooms for instance.

Moving the opening into the kitchen to the left so the fridge could be on the 6' wall would give space for a cabinet next to the fridge and enable you to get into that cabinet next to the sink.

Thanks for the suggestion guys.

jck910- I had not thought of using the office as bedroom and then using the master as living space but that could work. The only reason the office addition cannot be currently listed as a bedroom is because it still has an old wood burning stove in, but I plan to remove that anyway. It no longer serves any functional heating purpose and takes up a lot of space.

Patricia- I updated the floor plan to include more measurements and clarify the garage conversion situation. Sorry if my wording was unclear. That is not something I am planning on doing. It was already done by previous owners. They had it listed as an office and not a bedroom or living room because that room currently has an old wood burning stove in it and the access to it is from the outside of the house or though the current master bedroom. I am already planning on removing the wood burning stove as it no longer serves any functional heating purpose and takes up a lot of space.

There is no basement to convert for added space. There is a huge yard, but we don't currently have the money for an addition.

I will talk to my agent about the property value implications of a 2 bedroom with more living space vs a 3 bedroom. I dont think 2 bedroom should be a problem. Where we live in Seattle its lots of young professional and couples. Also lots of older homes so common to see 2 bedrooms or a 3 bedroom turned onto a 2 bedroom so there is more space and it can accommodate modern stuff the a laundry room ect.

DM- I will think about your idea to move the kitchen door way. I had not really considered moving door ways. I had thought of maybe putting the refrigerator where the stove is and moving the stove to the wall where the refrigerator is. Then I could wrap the counter around into an L shape and drop that 6'9" wall down to a half wall to open the space. However, I would loose some upper cabinets and need to replace the countertop and some cabinets to make the new L shape work.

I don't like L shapes because the cabinets are difficult to use. Moving the door would also give a longer wall in the living room for furniture. If you opened the master to use as a dining room, there might be space to put a laundry room along the back wall. The washer-dryer space could become a pantry or storage closet.

Jennifer- Very wise advice. We are definitely going to keep a separate emergency fund. I have also heard from several other friends who have done remodels that we should live in the house before we change things.

DM- I do like creating a longer wall in the living room, and there would absolutely be enough room to moving the laundry.

$50K would go quick in a hurry, so you'd have to minimize opening walls as much as possible, plumbing in a slab is an expensive change too. Here island can be turned maybe and not sure on scale of office, can be just a smaller nook open area.

I was interested why no one mentioned that there is only one bathroom way off in the corner (unless I missed it). I would definitely put a bathroom near the master bedroom also. like 3onthe tree pictured.

3onthetree- I like the idea opening the left kitchen wall. Also, the house has a crawl space so not pluming in a slab will hopefully help with the costs

I also thought about another bathroom, but didn't mention it because of the budget. Removing that wall in the kitchen is a major plumbing and electrical move. Is the converted garage on a slab with a step down? Most pier and beam houses have that configuration so adding a bathroom there might add costs. It would be nice to have.

Thanks everyone for your ideas and advice . We definitely do want a second bathroom, but due to budget I know it won’t be possible right now. And yes the converted garage is a step down to a slab.