Remodel & Renovate in Castro>Question Details

Mission Barg…, Home Buyer in San Francisco, CA

What's move valuable - 2 BR with big baths and closets, or a 3 BR with smaller bath and closets?

Asked by Mission Barganista, San Francisco, CA Fri Aug 1, 2008

I just got a place in the Castro and it needs serious work. As long as i'm opening it up, I have an opportunity to move some walls around and change the layout. So I ask the Trulia community, what has a better resale value?
1 A 3 bdrm apt with small closets and baths
2 A 2 bdrm apt with larger and more luxurious closets and baths.
The place is about 1400 square feet, top floor of a triplex.


Help the community by answering this question:


I would seriously consider the demographic of buyers in your neighborhood. Also, 1400 square feet is a little small for a 3 bedroom, as Monique already stated. If it were my personal residence, I would go with the 2 bd/2bth plan. A bedroom doesn't add as much value as an incredibly functional floor plan. Most of the buyers that I work with want large bathrooms, nice sized bedrooms, closets, and great kitchens. Hope this helps.
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1 vote Thank Flag Link Fri Aug 1, 2008
We call it bedroom count. If you are going to stay in your house for a while I would suggest making it suit your needs. 1400 square feet is a small three bedroom but 1400 sq feet is a terrific sized 2 bedroom. Just make sure if you do convert to three bedrooms it flows well with the age/style of the old home.


Monique Carrabba
The Reavis Group
1 vote Thank Flag Link Fri Aug 1, 2008
Though personally I see the appeal of large bedrooms with big closets, and a large bathroom, I think that as a selling feature, 3 bedrooms will get you a better price in the end. 3 bedrooms opens you up to the families who are looking for a place in the city.
But, before you start working, have an experienced, San Francisco Realtor, who really knows your market, walk through the property with you, and let them advise you on the best course of action. If your plan is the resale value, it is never too early to get the advise of a Realtor who really knows the market.
1 vote Thank Flag Link Fri Aug 1, 2008
Good for you Barganista you found your bargin?

Consider the demographic of the eventual purchaser. Couple, two large rooms. Couple with one child 2 large rooms bring in a second child especailly differernt sex and you need three rooms. But in reality that is when lots of people move so. I'd go two nice rooms and nice bath for you in your neighborhood.
Be sure to work with an architect and don't ruin the details of the building.
Web Reference:
0 votes Thank Flag Link Fri Aug 1, 2008
Jed Lane, Real Estate Pro in San Francisco, CA
One note - the house in an edwardian, it currently has 3 bedrooms already but small closets and a small split bath.
0 votes Thank Flag Link Fri Aug 1, 2008
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