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Why all four bedroom homes are not the same? or how to count TRUE bedrooms!

By
Real Estate Agent with Tim Francis Realty LLC

Why all four bedroom homes are not the same? or how to count TRUE bedrooms!  In Atlanta & Sandy Springs, GA, the First Multiple Listing Service offers an incredible wealth of knowledge about residential real estate for sale and/or lease.  The one drawback is that the number of bedrooms that is usually searched on is total bedrooms or total bathrooms for that matter.  

How many bedrooms do you count?Looking at total bedrooms of 4 bedrooms, 3 bathrooms, you might think your list would be apples to apples.  But is it?  Well, I would say no, IF the configuration of bedrooms in one home is all main level or higher (2nd floor) verses one that offers it's fourth bedroom and other bathroom in the basement!  

Bedroom and bathrooms in the basement are a nice extra, but they don't compare in terms of appraisal and true living space to a home that offers all four bedrooms at or above the main level.  Over the past couple years, appraisers have removed bedrooms in the basement from their configurations.  One reason, is that the basement doesn't meet the same tests as one on the main levels might - such as offering a closet, windows and reasonable access to a full bathroom.  So, they might show as a bedroom on the MLS, but aren't really in the way that counts.   Another issue is the basement space and does it stay dry when it rains?  Hard to count a basement bedroom that gets water as a true fourth bedroom! 

If one has three children and wants them all to have their own bedrooms,Really graphic they are a lot less likely to put a small child in the 4th basement bedroom than on the same level with everyone else.  Now, teenagers or young adults, that's another story, but they want space!  

Let's look at square footage and price points!  In almost every case the homes in the same neighborhoods that were true four bedrooms had an average of 500 to 600 more sq footage than their three bedroom counterparts.   Accordingly, the home prices are always higher for the larger four bedroom homes in the same condition and lot size verses the smaller three bedroom homes! 

With today's home requirements, that fourth bedroom comes in handy for a number of uses from children to office to exercise to guest bedroom.  It's up to you how you want to use the space.  

What do you say, are all four bedroom homes the same?  

 

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Information and content on this blog is original to Michelle Francis  

Michelle Francis

Tim Francis Realty, Serving Buckhead, Atlanta & Sandy Springs GA

(404) 219-9760

Michelle@TimFrancisRealty.com

 

Want to know more about Residential Buying, Selling, Executive Home Leasing & Property Management in Buckhead, Brookhaven, Garden Hills and Sandy Springs, GA?

If so, you can find me here:

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Comments (12)

Anonymous
Anonymous

Not the same as you have shown; additional rooms are often used for those things you mentioned in your blog as well.

Mar 22, 2010 09:07 AM
#1
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA
LandlordWhisperer

I LOVE 4thBR/Home Office that usually ends up being the SECOND home office and guest room. I have Double Income No Kids couples DINKS renting 4BR because they need 2 home offices...he gets the MAN CAVE in the basement with the flat screen tv

Mar 22, 2010 06:47 PM
Michelle Francis
Tim Francis Realty LLC - Atlanta, GA
Realtor, Buckhead Atlanta Homes for Sale & Lease

Wallace,

More people want more main level living space and are willing to pay for it.  Basements, even in newer homes, just don't have the same feel as main level living space.

All the best, Michelle

Mar 23, 2010 12:47 AM
Carra Riley & Declan Kenyon
Brokers Guild Cherry Creek Ltd - Westminster, CO
Helping people Transition at all ages!

Michelle....I think the MLS systems should allow for a search feature of mainfloor bedrooms or a not feature for "not basement".   Also, I think you must have a closet to qualify as a bedroom.  The location of the 4th bedroom maybe a regional norm - that is in many parts of the country a basement is a real plus and well done living space including bedrooms does increase appeal.

cosmic cow

Mar 23, 2010 03:05 AM
Lewis Beynon
CENTURY 21 Triangle Group - Raleigh, NC
Lew B Realty

Great post Michelle,

I am always skeptical when agents list bedrooms in the basement.  For that matter, I never include below-ground square footage in my pricing analysis.  I'll add value ($5,000 - $10,000) for a finished basement, but never use the SF in figuring $/SF analysis for my clients.

Best wishes from Clifton Park NY,

Lewis

Mar 23, 2010 11:25 AM
Michelle Francis
Tim Francis Realty LLC - Atlanta, GA
Realtor, Buckhead Atlanta Homes for Sale & Lease

Carra,  Having a basement is great, but it's more extra space, not typically the same space as main level living.  I just had this conversation with a few agents, basements just don't give you the same feel - even with good daylight.

Lewis, I agree!  Although we probably credit basements a little more than that, but it's not the same $/SF.  

All the best, Michelle

Mar 23, 2010 11:28 AM
Russel Ray, San Diego Business & Marketing Consultant & Photographer
Russel Ray - San Diego State University, CA

Bedrooms and bathrooms add value to a home, so I've seen some agents out here call a 4 bedroom/4 bathroom home a six bedroom/four bathroom home but counting any room as a bedroom if it's big enough to hold a bed, even if it's a twin bed! LOL

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Mar 23, 2010 04:02 PM
Russel Ray, San Diego Business & Marketing Consultant & Photographer
Russel Ray - San Diego State University, CA

Bedrooms and bathrooms add value to a home, so I've seen some agents out here call a 4 bedroom/4 bathroom home a six bedroom/four bathroom home but counting any room as a bedroom if it's big enough to hold a bed, even if it's a twin bed! LOL

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Mar 23, 2010 04:28 PM
Craig Rutman
Helping people in transition - Cary, NC
Raleigh, Cary, Apex area Realtor

Clearly 4 bedroom homes are not all the same. It really depends on the layout of the home.

Mar 23, 2010 11:45 PM
Diane Rice
Rice Prprty Mgmnt & Rlty, LLC, South Holland, IL - Lansing, IL
SFR, SRES, CNC

They differ for sure... basements have a below grade effect - in my house, only husband goes down there..... the actual legal bedroom there is used as his office. 

Mar 24, 2010 03:31 AM
Michelle Francis
Tim Francis Realty LLC - Atlanta, GA
Realtor, Buckhead Atlanta Homes for Sale & Lease

Russel, We do see some INTERESTING configurations to say the least!  

Craig, Not apples to apples - anyways:-)

Diane, Only husband and kids in my house - he didn't even like it as his office and we live in a newer daylight basement home.

All the best, Michelle

Mar 24, 2010 08:22 AM
Todd Clark - Retired
eXp Realty LLC - Tigard, OR
Principle Broker Oregon

We see it here when people convert attic space in to bedrooms, much less than basement bedrooms.

Mar 25, 2010 09:29 AM