I would just keep in mind the type of buyers who come to that community. A 2/2.5 is usually purchased by people who do not want a 3rd bedroom. What are the other houses in the neighborhood like? Are there a lot of 3 bedrooms? Just keep in mind what kind of community you are in. If you are in a younger community or an area more populated by seniors, then they are usually looking for the 2 bedrooms (starter home or retirement property). If your area is more established families type, then maybe a 3 bedroom is good.

Just my opinion. :)

Maureen,
I would use the second bedroom as a nursery. As far as guest go, a sofa bed in the den or bonus room. Having as much natural light as possible is going to be important when you decide to sell.
Mark Karambelas
Baird and Warner

Hi Maureen. Good question. You are going to get some answers from realtors on here but I suggest you talk to an actual appraiser. I am a mortgage broker out of Bolingbrook and it is my experience that value questions ALWAYS ALWAYS ALWAYS are best posed to an appraiser. If you like, I can ask one of the appraisers I use to give a quick opinion on your question for you. Give me an email at seanccochran@yahoo.com and I would be more than happy to do that for you. Good luck!