Thank you so much @HU 187528210! Your idea is a good one and one we actually gave thought to when we were first trying to figure out a potential first floor master layout. 🤗~Unfortunately, the 1st of 3 bays closest to the study would be too narrow…and our garage is flush to the side of our house. Even if we were to convert 2 bays, it’s hard to reconfigure on our land layout to rebuild another garage. But your idea was one that was considered previously!🤗

After having taken over a garage and building a master suite on the main floor plus constructing a separate garage, my advice would be to prepare the home for sale.

I get it that these spaces are not used often and you are thinking ahead. Losing the living space is not that big a deal, but losing the dining room would be a big deal when you went to sell. If you did this, the entire second floor would be come secondary and unneeded space that you still have to maintain. The space that would be carved out for bedroom and bath isn't going to be really optimal. It will be narrow and dark. Adding a bath is a huge undertaking and expensive.

I would suggest interviewing a couple of very experienced realtors to get a market analysis. Consider it part of your due diligence. You may get enough for your home to pay for those increases in the over 55 communities.

The problem with spending $$$ to establish a main-floor suite is that it uses up money you may need for other aspects of your care, once you get to the point where you cannot manage even a stair lift. To me it doesn't make sense to spend lots of money to prepare for a scenario that may never happen, and which may make your home less marketable to the next buyer. With 3500 sf that will likely be a family with children, who would will look for a home like yours in its original state.

And I'm sure you're aware that because of "use it or lose it", the less often you use stairs the more likely you are to be unable to manage them safely. I'm in my mid 60's and remind myself of this when I carry laundry from our basement laundry room to the upstairs bedrooms LOL.

My parents lived in a split level home where they had to use stairs to use a washroom. More than one health professional has said that was the reason they were in such good physical shape for their age. My dad took those stairs until he was 92. And in the end it was Alzheimers that ended his stair-climbing, not physical strength.

I’d faster give up on a garage altogether than dining and living space.
Maybe you can add a detached garage in your backyard if you need the storage

You'll get better needs fulfilled, more cheaply, by moving. Sell ASAP, and rent for a while. Real estate is cooling off. Have the funds ready to act when that cool off becomes a cold buyer’s market.

IMO it would make more sense to use the Family Room space of the MB suite and make better use of the living room and dining room areas.

If your home is like my mom's, everyone gathered in the kitchen/den, and the formal living/dining were rarely used. I think making them into a master suite is a great idea.

I think you could love another house....and I would spend time updating and think about a spring listing. I'd also ask the question - is your neighborhood filled with young families? If so, the downstairs bedroom may not appeal.

Not sure what your final outcome on this decision will be but can offer from direct experience caring for aging parent. Bathroom should be first area from the bedroom. In your plan accidents will surely happen trying to get to the toilet that far.

Give up a garage in PA?? Not a chance. I agree with finding a different house that would meet your needs better. But it's great that you are weighing your options now so you can take your time to either find the right house over the next few years. Or if you do decide to renovate, I'd wait a few years to see if things calm down.

I think you have gotten a lot of good advice here. The first part of my advice is to wait before doing anything. It is not a good time to be undertaking a large construction project because construction prices are unnaturally high, and it's not a good time to move because home prices are at or near a peak.

You may really want to move to a community where someone else is responsible for outside maintenance. Your house is not dated enough that it won't sell. If you sell you can decorate the new house. Does it have to be new construction? I recently moved to a 25 year old community. The advantages are that the trees are full grown, the units are spaced further apart than they are building them now, and the location is better. The HOA is well established and well run.

I think if you look at available real estate in a year or so you will probably be able to find something you like. While it may not be the worst idea to create a first floor master bedroom in your current house, why try to make that house be something it isn't? Someone else will love it the way it is and you can move on to something more practical. I hate moving as much as the next person, but I have zero regrets.

“Many older people manage stairs just fine” ??? Our very fit 80 year old neighbor fell backwards on his stairs, unfortunatly he died as a result. Also, a friend ( fit 60 year old) fell in his vacation home, same sad result. We recently moved to a single level home . i think your plan makes sense. And yes, there is a high demand for downstairs masters in our area.

Where I live (Toronto) every house has a basement, because we don't build on slab. My SIL recently built a single-story house because she didn't want an upstairs bedroom (they're in the 70's) but the basement has their TV/audio room (they're big audiophiles), plus her husband's workshop. He's very handy. They spend over half their waking hours in the basement, so they have to take stairs anyway. Hard to get away from stairs here if you want your own outdoor space and don't want to move into an apartment building.

Speaking from experience, I can tell you there's a difference between how you feel at 60 and how you feel 10 years later. At 60 I was still happy living in a semi rural village, in a lovely two story house with all the main living and sleeping area and the deck upstairs. A few years later, and arthritis was beginning to make those stairs a lot less appealing, while the lack of medical facilities locally was becoming a worry.

We took our time (several years, in fact) looking at different locations and houses, and thinking about how we actually wanted to live. We ended up moving to a larger town with abundant medical facilities in the town itself, and within an hour of a city of 5 million, with all it has on offer. We have a smallish house (2000 sq ft), all on one level, easy to care for, with a tiny garden (we do not want to spend our lives gardening), and within walking distance of supermarkets, restaurants, cafes and shops. We walk everywhere, so we follow the "use it or lose it" mantra without the risks that a fall can present to people in their 70s and 80s. We have no wasted space in the house: one spare bedroom is a guest room for visiting family, the other is an exercise room which also houses hubby's stereo system, CDs and vinyl. We are not spending time and effort cleaning and maintaining space that seldom gets used.

Although the house was not designed to be ADA compliant, the lack of stairs, low threshold shower and wide hallways made it a snap for my recovery from a hip replacement a couple of years back.

What I'm suggesting is that you think carefully about how you really want to live in the future, and whether you current house is really going to fill the bill. You have plenty of time to think about it.

Personally, I'd be looking at some of the other options first before trying to retrofit your current house.

I’m so grateful to everyone who responded! I truly appreciate the candor, honesty and opinions. All were so valid, whether—a yay or a nay.
~So, I shared all responses with my husband … we are definitely not going to remodel the LR/ DR nor add a bathroom. If we decide to stay, we’ll do some nice upgrades in the house within reason. If we decide to move, we’ll do enough to spruce up the house with paint, carpet, lighting fixtures and a new fridge… and somebody else will enjoy the new front entry door and insulated garage doors we’re waiting to arrive and be installed!😌
~ We’ll make a well thought out decision by January.
~ Big thank you again! It’s good to get thoughts & ideas from others to help us see things from different perspectives!

If I loved my house, loved the location, if it has all the features I want and would like to keep in the future, I would definitely consider your plan. You can do minor updates, like paint if you feel you need them, but if your kitchen is functional there is no reason to do an expensive upgrade to other parts of the house, in addition to what you're considering.
I would certainly consider the size of the house for future upkeep (will you have to hire help to keep the upstairs clean if you no longer can use the stairs)? Same with the yard. Is it manageable with hired help if you can no longer do the upkeep.
I'm assuming there is a 2nd floor master? If so, adding a first floor master isn't necessarily going to cause it to lose appeal for younger families. They can use the current master to be on the same floor as young children, then move to the downstairs in the future if they desire. Many young families are looking for mother-in-law space for grandparents or nannies. Your addition could have a lot of appeal. If you have family visiting and using spare bedrooms, will you want to give that up by moving to a smaller house? Lots of things to consider!

You have some great thoughts as well, @Olychick!! Yes, we have a large master suite and full bath upstairs with a small sitting area.
In our development there’s quite a few families with elderly parents/ grands living with them. They started offering 1st floor options and single story homes a few years after ours was built. In our case, my elderly mom lived with us for 7 years before passing away at 102… the stairs were too much for her after awhile to use our equipped shower in our room, but thankfully there was the powder room right next to the study we converted to her bedroom & her home health caregivers bathed her there.
~ If we stay & my husband no longer wants to ride his mower and I don’t care to do housework or can’t, then we’ll hire someone.
Much to think about!!!! Thanks again for your very good thoughts!!🤗

I just saw your house plan - the fact that stairs face away, and direct eyes away from a master suite entrance seems good. Is plumbing / toilet upstairs on the side you're talking about - LR/ DR... you've asked anyone for opinions - mine is, keep open about it, it could turn out well, but you won't find out if you stop now.

Your neighborhood's typical house - are there "great rooms" like yours? Maybe your house's value wouldn't suffer much without an enclosed dining room.... ?

@everdebz…thank you for your response! Plumbing and sewer lines are directly under the floor where may be located… basement is unfinished for easy access.
~ There are a number of homes in our development with our floor plan… however when we had ours built we expanded the downstairs back of the entire house by 4ft. So our dining room, kitchen & great room are larger. Not sure if anyone else did that…but the homes are all 2600- 3500 sq ft. Many have downstairs large studies with a powder room adjacent to it… some built it up to include a shower…some later homes were built with a first floor master.
~ Actually after reading up more on our area with families of older kids/ and people in general wanting first floor masters for various reasons…we may revisit our plans again.
Newer homes here aren’t really being built with formal separate dining rooms, but being included in the open concept. ~We’ve looked at 55+ communities again
yesterday… so gorgeous as the models are dripping with every option you could imagine…6 double sided pages of price sheets for upgrades & options…1 page for what’s standard.🤔 We’re thinking of spending that money back in our own homes, regardless what we may make in profit if we sold. This house already has all that we want except the first floor master and a few cosmetic improvements!
~ So yes open to all thoughts about the possibility of investigating further.

You said: "Newer homes here aren’t really being built with formal separate dining rooms"... so yours would 'fit in' with nearby houses.

"later homes were built with a first floor master"... another plus, possibility for a change.

May I ask which area would 'easy access' be for a master bathroom, and I am assuming it's under DR/LR...

This is all free, and you're smart and investigating further...

I think making just 1 Master entrance would be typical, as is office at front of house... and you could access it quietly. I like a reno. :) seeing back as bathroom option - a bathtub could look nice under center window. Frosted glass of course.

@everdebz, thank you again for your thoughts and input! I would like to locate the bathroom and his & hers closets in the dining room area. Directly under the dining room floor (and living room) are sewer and water pipes in the basement and against the length of the basement walls. I’m going to assume that would be the one of the major expenses is running those pipes to the dining room.
~ We would close up the open area of the stairwell with a wall and have double doors as an entry to the master from the foyer. Would match the double entry doors on the existing study which is opposite the stairwell— as per its location on the floor plan. Both are immediately accessible upon coming through the house front entry door. I’m going to be contacting a reputable & seasoned contractor for a consult.

If the plumbing is relatively easy access, you can accomplish this for sure. I would put wall up at staircase to give you inside bedroom wall space and greater privacy. Bath toward rear probably. Closets need rethinking so you have more hanging space but it can be done. Having moved in early March of this year, I can tell you it is challenging, costly, and time consuming to say the least! So wishing you the best.

Did not read all the comments.

Wouldn’t it be easiest to just install a chair lift?

So far seems comfortable for you... maybe you're lucky if house has some basics in your favor, and if architect won't advise against it [as a money waster]. When I saw 2 sconces [with load-bearing nearby idk] -- I thought of a bed between them.

@Flo Mangan thank you again for your great input! Yes, close up the wall space near the stairwell and locate the bath near the rear as there’s a double window on the back wall to allow for natural light.
Will surely have all looked at by a designer/ contractor pro for best layout & COST!😱LOL!!
~Honestly, when we calculated the cost to put aesthetic & structural options into a new construction home, especially in a 55+ development (+HOA) & on top of the starting base price( more than the purchase price of ours) plus the lot premium….I’m truly believing we might come out a bit better adding our downstairs bedroom, painting the house and upgrading the outdated flooring. We already have the additional bedrooms for visiting friends & family which includes those precious 5 young grands who love to visit.💝💙
Personally, I hate the idea of moving from this home, the neighborhood and my serene backyard. 🥲🥲🥲🥲 Would love to stay here.
~ So will see what the costs of remodeling vs. new construction + options would be!😰I’m so curious!🤗

@eld6161….a stairlift is truly a great option, but trying to convince my husband of that is very trying. He still remembers the older models from the day in his parents home. They’ve come a long way as I’ve compared those to the cool, updated ones I’ve shown him. He’d rather spend money within reason for first floor living and still have the upstairs to accommodate our family & friends.

I recently downsized (new build) to a more accessible home for my disabled husband. My new home is a townhouse with an elevator. I'm near Pittsburgh so I'd expect that there may be similar new builds near Philly. It took me years to make this decision, but here are a few factors to consider.

I don't like the idea of maintaining (hearting, cooling, cleaning) space I am not using. Think about what space you really need. I've also been very pleasantly surprised at how low my utility bills are in the inner unit townhouse. I've been here a year and I'd estimate my gas and electric bills total about $140 a month. They were $800-900 in my last home. I don't know if $$$ is a concern but a new build will be more energy efficient . . . for me surprisingly so.

There are many patio communities in the Pittsburgh area, but I did not like the proportions of the living spaces. I have a lot of furnishings I purchased over the years that I love and I didn't want to start from scratch. My townhome is about 2750 square feet so much more livable space than the patio homes. I did not take my beautiful formal dining room furniture that was custom made for my last home. I'm fortunate that the gentleman who purchased my old home fell in love with it, and purchased it from me. That helped me get over it, lol. I also had to sell a baby grand piano.

This is a very difficult decision and my heart goes out to you. In my case, I built a handicapped accessible home, and now my husband is in an assisted living facility. He only made it here about six months. We never know what the future will bring. In the end, I think that finding a home with a floor plan that best suits your needs will make you happier over the long run.

We custom built my last home in 1994. While it was somewhat unconventional in it's day, some of the features I built like a custom wrought iron railing for the stairs, are very much in vogue today. I'm a realtor and buyers loved the staircase! And the new family with children love this large home on a 1.5 acre lot. It was time to move on . . .

If you decide to sell, engage a local realtor to help you make decisions about what to update for the market. Usually the smaller projects, like painting are the most economically feasible and you'll get the best return. Over and over again, I see sellers make expensive improvements that do not provide a good return.

I'd make a list of everything inside and outside that you like, and the reason... also what you don't like, and why... location too - does it work well for lifestyle???

If a house is nearly perfect, might be good to renovate, and adapt a bit, if it become a little less 'your style'... possibly no house is perfect.

speaking of style, here's yours: "under the dining room floor (and living room) are sewer and water pipes in the basement."

Thank for your insightful input as well, @Rachel! So very sorry your husband was not able to enjoy your new home with you as planned. You are so right… we never know what the future holds at any point of our lives.
~ How fortunate you are to have an elevator in your ample sized townhome! Nice!
~ So much to take in consideration.
Surprisingly our electric and gas bills aren’t super high when it’s just my husband and I…goes up a bit while my daughter and her family are here living with us for awhile. But still not exorbitant.
~When the contractors and designers come for estimates for what we have planned, that will let us know if it’s even worth it or not and within the amount we are reasonably budgeting.
~ Decisions and more decisions!!
Thank you so much for your thoughts, @Rachel!!

Your basement isn't 'finished'? I think... then no need to heat, etc...

if you slept on 1st floor, would a zoned heat work, separate upstairs? in other words, when talking with pro's, consider that something could work to advantage [such as saving on heat AC if you don't use upstairs]....

fun for me... besides Master bedroom suite -- have you talked and thought what else you'd love?? just to take into account now [rather than later], cause it's possible it could work.

@everdebz happy with our house. First floor master would be a winner for us.

Fab.. let me and others know more later... thanks. -- Deb

Will surely do that. I so appreciate everyone’s thoughts and input!!🤗🏡

@marilu, thank you for your kinds words. It has been quite a year!

@rachel… you are so welcome! Stay encouraged!!

What did you end up doing? i’m in the same situation now, tryig to decide whether to turn a large unused living room into a master. Would love to hear what you decided to do at your house

I'm a realtor in Pittsburgh's North Hills. I don't know your market, but here's what I'd consider. Please obtain an estimate from a contractor for the work to be performed. It will probably be so much more expensive than you could every imagine. I have a client who took himeself out of the market because the prices had increased so much and he decided to do a large removation project on the home I sold hime about five years ago. He DID NOT increase the foot print of the house and the renovation cost over 300K . . . unbelievable.

The price of 55+ communities in Pittsburgh is very high also, probably 450,000-1,000,000. If you are looking at this from a financial return perspective, I would bet selling and moving would be your best option. Of course everything isn't about money.

If I were in your shoes, I'd talk to a realtor and a contractor to better inform your decision.

@Rachel and @Robin Foster UPDATE!!! After expensive quotes from contractors, made the decision to sell our home in August if 2022! Sold in one weekend! We moved to SC from PA into a very nice newly built home with a very spacious master suite on the first floor and addtl bedrooms upstairs for visiting family and friends. Every thing we need is on the first floor and don’t need to go upstairs if we don’t want to! All worked out! Thanks to all who contributed to my post!!!

Congratulations @marilu! That's a big change, moving from PA to SC and I hope you new house is functioning well for you as well as being beautiful.

@Rachel Thank you very much! Was a decision we made while visiting friends down there…real estate is somewhat cheaper, property taxes are so much better and the climate is great. Found a builder in a beautiful development and house plan that suited our needs at this stage of our lives. Was tough to let go of our family home and not be super close by to family…but it’s a new season in a new place. Still can’t believe we made the move!!🤭😀. Thanks again for your well wishes!!

Awesome. After raising our young ones in Oakmont, PA (just north east of Pittsburgh PA) we know the market up there is quite old fashioned. Almost no spec building. Roads a nightmare. Believe me after nearly 20+ years in the south from Atlanta to Mississippi to Houston Texas never looking back. You will love it. Congratulations! Enjoy!

@marilu. That sounds wonderful. I wouldn't mind leaving the cold weather here north of Boston for some SC sun in about February. Trouble is my husband was born and raised here and I don't think I can get him to leave. Also we did some major renovations a few years ago. Turned our family room into a gorgeous kitchen, our screened in porch became a four season family room, and we brought the laundry up from the basement. The only reason I would leave my house is that my husband has some health issues and I'm worried about stairs in his future. After reading all the comments here, I think I'll just give it another year or so and see how things progress, all the while doing research into reno vs. moving.

@Rachel my daughter lives in Pittsburgh and loves it. Went to college there and never came back. I love to visit there, too. We try to convince her and her husband to move here, but they could never afford to buy a house here like the one they have there, and they have a great life there.

Thanks for all the help and the update. Maybe I'll be back in a year or so updating!!

Congratulations. You will enjoy SC. You'll love the winters. The summers, not so much. But, air-conditioning is widely available.

We've been looking at over 55 in the Atlanta area. We were almost ready to buy when my realtor said that them prices for them were crazy. We already had a beautiful home with a primary suite on the main floor. The house is a lot more square footage than we need. But, we've got it in top condition and repair. It meets our needs.

While she would forego two sales, the listing and the new purchase, her advice was to refresh the kitchen and rethink in five years. She couldn't justify the prices on the new build. So, that's what we are doing right now, updating the kitchen. Not a full tear out, just an update with new appliances, countertops, backsplash, painting the cabinets, and new lighting fixtures.

Again, congratulations.

@Flo Mangan thank you very much!! We will truly make the best of being here and hope to enjoy to the fullest!!

@Robin Foster, I’m originally from CT and latest in PA for the last 28 years! How I get it about the winters up North! And I do understand about pulling up roots and moving away! It can be a real struggle of a decision leading up to actually doing it! You did some very nice renovations in your home…so that alone makes it a tough decision, but as you said give it some thought and see how all progresses. And yes do your research to see what would best for you both!
~ We’ll be looking for your update as well!! 🤗🏡 Take good care, Robin!

@homechef59 Thank you!!! We are enjoying being here 4 months so far! It is hot here, but I’m getting used to it a bit as long as I’m not standing around too long in it. LOL!!
~ Yes!!! Those 55+ communities are extremely expensive!! It’s great if the prices aren’t a concern. They are gorgeous developments!!! But I personally didn’t care for how they reel you in with a somewhat decent base price but by the time you add on all the juicy options you’re easily $100k and over from where you started! 😵‍💫We looked into several in PA but couldn’t justify the cost.
~ Glad we went south and got a great new home that has all we need for less out of pocket. Seems like you’ve got a great realtor looking out for you! In this crazy housing market we exist in, you just might be better off waiting it out in your existing home & doing some beautiful updates that are in progress! And you’re building more value as time goes on! Wishing you so well!!!

Flo Mangan, I don't think I knew you were in Oakmont. I used to live in Gibsonia and moved to Seven Fields a few years ago. I love a small town Pittsburgh story.