So many variables to consider: What is the size and condition of the existing foundations; will they support a second level, or make a second story impractible? The OP doesn't want to touch the existing roof--is she open to the most economical options? A new stair likely means an addition to the first floor or loss of existing floor area to accommodate a new stair. How old is the existing house? What about framing and pest conditions? Signs of needed or ignored maintenance, water damage, rot, deteriation, infestation, etc.? Then there's all the systems: For example, supply and waste plumbing runs; soils lines; septic systems, etc. Where are they and where do they go? Then there's electrical capacity--will the existing service be adequate for expansion? How about heating and cooling--not likely that existing HVAC has the capacity for the new area regardless of where it's located and it's current condition. How large is the lot; what are the setbacks; what's the buildable envelope for new construction? How is the house oriented and what are the options for new, added first or second floor construction? Are there any soils, drainage or special site restrictions? How will construction be planned and scheduled? Will the occupants attempt to live in the house during construction? Will construction be by a GC or owner? What type of construction contract makes most sense? Is financing an issue? Are city/county approvals required? Are they problematic? No architect will be surprised by this partial list--it's what they consider and deal with on every project. Consumers, on the other hand, may need to do a lot of due diligence before getting locked into one approach or another. Cooler, professional heads may help! Good luck on your journey--exciting times ahead!

Sophie, having just gutted two bathrooms and a kitchen I would have to agree. My master closet cabinets with island were significantly more than the cost the OP wants to spend on the entire project. And that was just the master closet. However, the OP should plan the space then get bids and access what are must haves versus what she wishes. I deleted the tub because I don’t take baths and I wanted a large shower. As long as she has a tub somewhere in the house it is not an issue. At that point, she will have a better idea of what her budget should be, but based upon the space I would guess closer to $50,000

Hi all, thanks for the inputs and perspectives, definitely appreciate Y’all taking the time to help me think through this! I’ll post a picture of the downstairs layout when I’m at home And try to get a better picture with dimensions added. But for now I’ll speak a little more to the background: This home was built in 1977- it shares a wall (the right side) with ahome that’s the mirror image of it. In fact every home in this neighborhood is the exact same layout so character isn’t much of a concern here @cpartist. This is one of the cheapest areas to live in the city and anyone Purchasing isn’t expecting custom cabinets, high end bathrooms etc. that said 2 showers seems to be a huge perk just from talking to people in the neighborhood with family’s and their issues with the home. When I labeled master bedroom and bathroom, I use that term as the owners bathroom and en-suite, please don’t think of it as what a luxury master bedroom/bathroom might be. This is a modest home and will have modest renovations. It’s just the largest bedroom of the three. There is a closet in the bottom right above the stairs and it will still be a closet in the large bedroom- no plans to change that except to maybe add built in shelving in the future. @misecretary The furniture in the third bedroom represents an office/music room because that’s what it will be used for initially. It already is pretty small so I don’t want to make it any smaller Even if the hallway includes wasted space (Plus the added expense of moving the entire wall, that’s just how it’s set up now). @zannej thanks! Lots of good input and dimensions to consider. I’ll post more info tonight, the plumbing goes directly beneath the toilet. the kitchen is in the top right corner under the third bedroom. I have run this by my realtor as well, moving forward we’re going with a 2 bathroom plan. While I realize a big con means smaller living spaces and smaller bathroom, here is our reasoning for sticking to the 2 bathroom idea: 1- Useful now, trying to coordinate the shower use with people who get ready around the same time is Not convenient (that second bedroom will also be occupied) 2- Useful in resale -I’ve spoken with my realtor who has provided input based on this neighborhood and the type of buyer it would best market to - it seems most people who have kids in the home will greatly appreciate a second bathroom, from a utilization perspective not luxury space -This is a modest neighborhood and a modest starter home, anyone looking for luxury space and finishes would likely not be moving into this neighborhood Our scope is focused on adding a second functioning bathroom and keeping most of the footprint as close to what it is because a) added cost to make big footprint changes and b) we aren’t making changes for a forever home perfect layout, just trying to improve within reason and get experience (very likely we’ll be renting or selling within 5 to 10 years). There’s a lot of wishlist items that will have to wait (bigger closets new kitchen cabinets etc)

Family room would make a good dining room, but guests would have to walk through the bedroom area and past the bathroom (or through the kitchen) to get to it from the living room. Do you entertain dinner guests often? Consider using a banquette on the wall of the dining area with a long trestle table and some chairs.