Need advice on 1 story vs 2 story home - SW Austin (Howe: for sale, house) - City-Data Forum

gabbarsingh · 09-13-2009, 06:43 PM

Dear All,

We have been looking at homes to buy in SW Austin.
Besides accessibility issues, what are the pros and cons of a 1 story home vs 2 story home?

Can somebody please advice?

Thanks a lot for all your help in advance

Moonlady · 09-13-2009, 07:03 PM

A two story home allows you to have more square footage on the same footprint as a one story. Other than that, it's a matter of personal preference. The only things I would worry about are making sure you're not the only 2 story house in the neighborhood, and making sure you have enough cooling power with a single AC unit, or have separate units for upstairs and downstairs.

Jennibc · 09-13-2009, 07:41 PM

With a one story your footprint is typically a larger percentage of the lot. This affects yard size obviously. However, if you ever want to put in more patio or a pool, you need to consider that Austin only allows 45% impervious cover on each lot. What we found is that if we ever wanted to put a swimming pool in our yard, we would need a two story because almost all of the single stories in this area with their driveways, sidewalks, and patios are at 44 to 45% already.

G Grasshopper · 09-13-2009, 07:52 PM

If one takes out the cement driveway and puts in one of the new, permeable driveway materials, does the city subtract that amount from the 45% total?

mom2redheads · 09-13-2009, 07:55 PM

There is always going to be something upstairs that you need...WHEN YOU ARE DOWNSTAIRS and vice versa....it kinda gets old after a while, especially when the washer and dryer are downstairs!

gabbarsingh · 09-13-2009, 08:00 PM

Moonlady and Jennibc: Thanks a lot for your replies !!

The neighborhod we are looking in, there is a higher number of two stories accompanied with a smaller number of one stories...
While we personally are getting biased towards a one story house, we are hearing varied opinions about the two. Some people say two stories will have a higher utility bill than a one story and some say the exact opposite of that.

Others warn you about the high $/sf cost of two stories vs one stories as Moonlady pointed out. I would think that if the $/sf of a one story is high at buying time, the same would also apply at selling time, right?

Jennibc, thanks a lot for your pointer about impervious space restrictions. We do not have any plans of putting a pool etc in our yard and so, we should be OK on that front.

Finally, how would I get more information about the AC unit installed in the prospective house? Is that something my relator would have to ask the seller about? Are there any specs available somewhere to relate HVAC capacity to sf of house?

Thanks a lot once again for all your replies.

gabbarsingh · 09-13-2009, 08:02 PM

Quote:

Originally Posted by mom2redheads

There is always going to be something upstairs that you need...WHEN YOU ARE DOWNSTAIRS and vice versa....it kinda gets old after a while, especially when the washer and dryer are downstairs!

Excellent point.. so the 1 story seems to be winning so far !!
Thanks a lot once again for all your replies. Keep them coming...

pinda · 09-13-2009, 08:24 PM

My thought is that a 1 story might be a better resale for the future because everyone is able to live in a one story, but not everyone can live in a 2 story. My mom has very bad hips and knees and us baby boomers are getting older and may need a one story. I currently live in a story in which I love, but our next home will be a one story. As I look at homes for sale on line, it seems that you do get more square footage for your money on a 2 story. What I do like about our 2 story is I feel I can get away from the noise of the 1st level, but I still vote for the 1 story. If there are fewer in that neighborhood, I would think that would be another advantage for resale. Also, you can have all different ceiling heights or designs in a one story and it seems like it would be easier to add wires and such later on in a one story, like cables from the attic.

TexasHorseLady · 09-13-2009, 08:41 PM

My experience is that one stories are significantly better for resale in neighborhoods where there are a lot more two stories than one stories.

That being said, you should buy the house that you will enjoy living in while you're there.

texastea · 09-13-2009, 09:02 PM

When my kids were babies, I wanted a 1 story so we would all be on the same floor, for safety-reasons. We searched & searched for a brand-new, affordable, 4 bedroom, 1 story. We ended up staying here and as we and our visiting parents get older, I can see the benefit of not having stairs. So I think 2 types of people will especially like a 1 story--those with really young kids and those who are aging. In between, it would've been nice to keep older kids, their noise and their mess upstairs