I would personally stick with the 3 bedroom. If you were going to stay in the house for a long time and use it as your residence and needed only 2 bedrooms that would be OK. If your are remodeling for sale 3 bedrooms is a better choice. When real estate professionals search for available homes for their clients number of bedrooms is usually top on their list. I specialize in first time buyers for the area, give me a call!
-Robert A. Martini
Keller Williams Real Estate
62 properties in the past 6 months sold that are 2 bedrooms with 1 full bath. The highest priced sale was $230,000 and of course this is South Philly so the home was done to the gills and modern throughout, top to bottom.
117 properties in the past 6 months sold that are 3 bedrooms with 1 full bath. The highest priced sale in this case (lavishly decorated and updated) sold for $250,000.
What are you deciding to do throughout the rest of the home. Rather than an issue with the size of bathrooms, kitchens can be your biggest money maker and it appears a three bedroom home can get you a few more dollars if you are considering selling your home.
You may want to have a real estate agent take a look at your property before you begin remodeling to give you an honest evaluation of your property values before and after. Its a shame to see homeowners put a lot of money into remodeling with the thought of making money back on the sale only to be disappointed. Feel free to contact me to discuss your future plans in your home. While I am not a native to South Philly, I feel I was almost raised in South Philly as my brother lives in East Passyunk and has been there for the past 25 years of life. Always have loved South Philly's unqiue style and desirability.
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Number of bedrooms preferred depends on the buyers. and number of occupants . There are young single people who buy just a one bedroom home , and young couples as well as empty nesters who buy 2 bedroom homes.
It also depends on the other homes in the neighborhood. When buyers look at homes they will look at all available homes in the area. You should not over improve either.
However, generally a 3 bedroom house is preferable to a 2 bedroom house.
Be careful about eliminating closets in bedrooms. Many housing codes require that, for a room to be categorized as a bedroom, it must have a window or other exit option of a certain size, plus it must have a closet. So you might find yourself technically eliminating one or two bedrooms by removing the closets.
You might consult with an architect (or architectural student) to see if there's any other way to accomplish what you want. (For example, the home I live in has just a smallish master bathroom. No room for double-sinks, etc., in the bathroom. But it was designed with another sink/counter area in what is technically the bedroom. So we have the additional functionality without needing/having a whole extra bath.)
And, as I said, definitely check with a local Realtor on what buyers' expectations are.
Hope that helps.
Licensed Associate Broker
Accredited Buyer Representative
Legends Realty Group
Cherry Hill, NJ