I will throw my vote in the ring - keep the tub
That being said, I am curious as to how many bedrooms you have.
If only 2..then it is more of a first time buyer's home - single person or a couple......certainly not for a family...so..you might be ok with just a shower (although when in doubt - keep the tub)
If you have 3 bedrooms, then definitely keep the tub, as buyers - who are a family - will need a tub to bathe a child.
Just as a fyi - in my area, we count it as a " full bath" whether it has a tub or a just a shower....if you can bathe, brush your teeth and flush a toilet, it's a full bathroom!
Now. What you could do is to stick the tub in the basement until you sell, and design the remodel so that the tub could be reinstalled.
Not a great idea but I think adding a seat in the new shower and a hand held shower combo may be a good compromise. Alot of buyers want the bathtub with shower combination. Do they really end up using it? This is questionable at best. If you have a small home and want a nice new 3/4 bath with some added amenities, as mentioned, I'd say go for it.
Annice Okos, Associate Broker
Coldwell Banker Danforth
206 953-9188 iphone
Here is what the appraiser said~
As far as the appraisal goes; I don't think this is highly adverse to the value of the home. The appraiser might discount the value by 500 to maybe a couple thosand. The bigger questions is how will the market react. Most ladies want a bathtub, but most guys could care less. I think you are possibly looking at eliminating some female buyers, but even then if the 3/4 bath has had a very good quality complete remodel some ladies might not care. At the most it's a little unusual and may limit marketability some.
A 3/4 bath won't make this home unsalable, it just a question of the price.
That is an excellent question for an appraiser regarding the value of nice 3/4 bath vs a small full bath. I have sent in your question to a former appraiser of 14 years, now doing loans and will see what he says. I'll let you know what I hear back or feel free to contact me. It's a 1920 craftsman home?
I think your best strategy is to leave the full bath and I wonder if you could add a shower head to that bath and a shower curtain or shower door. There are some very nice decorative shower curtains available nowadays.
I also recommend you think long term and if the house floor plan warrants an extra half, 3/4 or even full bath, I would add that to your long term plans. Adding a bathroom is one place that gets a good return on your investment. If you would like, I can send you a great research document on what remodeling projects generated the most return for resale in the Northwest in 2009. You can contact me through my website.
I would leave it as it is if you aren't financially ready to add a 2nd or do a full bath remodel on your current one.
Personally.......we feel that you can sell anything......for the right price!
I have heard of an instance when the buyer's mortgage company balked at giving a loan for a house with one full bath. The buyer had to put in an extra bath for the elderly owners and then reapply for the mortgage, which was then granted. It is best to keep the full bath.
There are numerous websites out there on the net that will show you an average of return... I believe the best cost v/s value report is on Realtor.org. Here's the full page http://www.remodeling.hw.net/costvsvalue/index.html
This page is for the Seattle area. http://www.remodeling.hw.net/costvsvalue/seattle.html
Good luck with your remodle and I hope these sites are helpfull.
Wilkinson & Associates
Before you make any changes, talk with your local Realtor, they will give you great advice so you spend your money wisely. Even if you are not going to sell.
A lot of people really want a tub. Removing it would lose you a lot of potential buyers.
You already have the issue of a small house. making it a small house without a bathtub would seem to me to be a downgrade.
I would definitely talk to local realtors before trying this. They know your market well enough to break down the numbers and say absolutely 80% no or 80% yes.
I would suggest you don't do it. Anything with a "/" in it seems to deter buyer's. Especially bathrooms.
Keep it "1" full bath. Most buyer's want at least "2". If you show it less than "1", it will definitely hurt your chances at resale + possible appraisal issues. (There will be no comp's).
Best of luck!