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Old 07-06-2015, 02:55 PM
 
24 posts, read 30,281 times
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first off - i am not originally from the Dallas area and so i am just curious if anybody has any insight into why certain house layouts are popular (or unpopular here). it seems like here, for 2-story homes (at least newer ones), having the master bedroom downstairs plus all other bedrooms upstairs is the standard (95% of homes?). Anybody know the reason for this? I've been here 7 years but it still seems a bit odd to me. Growing up in midwest and then in California... the 2nd floor of homes was typically all bedrooms, including the master. It seemed to make sense especially for families with kids...parents don't want to be too far from the kids (especially in case of emergencies, etc). Also it seemed practical...living space is separate from sleeping space.

Just wondering as we are in the process of trying to sell our home in McKinney. most houses in our neighborhood (all 5-10 years old, in $300-450k range) are being snapped up like hotcakes with a day or two hitting the market, with multiple offers, many over asking price. Whereas ours is priced to sell and has gotten many showings but no offers in almost 2 weeks, which was a bit surprising to us, given the crazy market in our area. Main feedback from showings is that while the house shows very well, many buyers were not a fan of the layout. I admit, our house is a bit unique in that it has master plus two additional bedrooms on first floor (with a bonus playroom area in between), and only 1 bedroom upstairs (it is technically a 1.5 story). When we moved here we thought it was perfect layout because when we bought the house 7 years ago, we knew we wanted to have kids, and didn't want their bedrooms to be on a different floor from us. Concern about fire, being close by for emergencies etc was a concern though mainly it was practicality...didn't want to be going up and down stairs constantly (especially while being pregnant or holding a baby/toddler, etc). And after having 2 kids I was BEYOND grateful i did not have to go up and downstairs 20 million times a day to go get a crying baby, or to carry them into their rooms for naps, bring them down to eat, worry about them falling down the stairs in the middle of the night, etc. And the 2nd floor was more like a "bonus" play area, great for when guests/family stayed over (they had a whole floor to themselves). Apparently though, nobody else here seems to think like us I am just curious why. Do you think it's a cultural thing? Our realtor mentioned that homes with additional bedrooms on 1st floor would likely attractive to buyers from cultures who tend to plan for elderly grandparents living with them (so they don't have to climb stairs to their rooms). Or, people like us who just don't want to be on a separate floor from the kids. Though so far, our prospective buyers coming through definitely do not see it this way at all...everybody seems to want master only on 1st floor, kids bedrooms on 2nd floor, and they're willing to sacrifice sq footage, $$$, upgrades for this layout. I am just curious why..what is it about DFW that makes this "master down, all other bedrooms up" layout attractive? The only thing i can think of after seeing some people's homes is that they just want the kids to be on separate floor so they can have all their toys/junk up in that area while keeping 1st floor looking immaculate...
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Old 07-06-2015, 03:12 PM
 
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Master bedroom down is becoming more common everywhere - suburban dwellers just like that style; however, comments are comments and there are million reasons why people love things and million reasons people don't, so I wouldn't take them too seriously.

Kids are also only small for a short period of time, after that, do you really want to hear their music and video games blasting down your hall into your bedroom at all hours?
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Old 07-06-2015, 03:18 PM
 
Location: DFW - Coppell / Las Colinas
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Also climbing stairs after the age of about 35 gets old real quick. Once you have a Master Down, you'll understand and never go back.
Many builders are now trying to build with 2 bedrooms down but that's harder to squeeze in.

A 1.5 story is great for older couples with grandkids who come visit. You are correct about having all the kids and their stuff upstairs.
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Old 07-06-2015, 03:19 PM
 
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Honestly I keep hearing over and over from transplants about everyone being on the same floor because of emergencies. But I've never actually heard of an emergency where having bedrooms on the same floor actually made a difference. I really don't understand that argument.

I'd have to say that in my experience a 1.5 story with a single room or two upstairs is the least desirable of all floorplans. Basically it's a wasted second floor that you're paying extra money for.

That said, it worked for you and you shouldn't regret that. But you need to change your mindset to understanding that it will likely only appeal to a small handful of buyers.

we used to have a poster on here who had a 5 or 6 car garage in a neighborhood of Firewheel. Works for them, but they will also have a tougher time selling their home.
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Old 07-06-2015, 03:19 PM
 
Location: plano
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As you age, having a master down in a two story avoids stairs like wine story or your layout would as well. I suspect it's another aspect of your layout. Having separation between master and other bedrooms is nice as you age and if you have a motherin law living with you, etc.
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Old 07-06-2015, 03:23 PM
 
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My advice is usually to buy whatever is "normal" for your neighborhood since that's what most buyers are accustomed to/ therefore, larger pool of prospective buyers. It sounds like your house is not the norm in your neighborhood which means it will appeal to fewer buyers and will take longer to sell. Not necessarily at a discount, just more time.

You can tell what era homes were built in based on where the bedrooms are. From post WWII to about 15-20 years ago, all bedrooms were almost always on the second floor. The current trend in new homes is master down, all others up. This is because master suites are much larger now and the first floor typically allows for that kind of SF devoted to bedroom, sitting area, big bathroom, and walk-in closets. Additionally, as baby boomers get older, they like the idea of not climbing stairs to their bedroom like their parents did. Many parents also do not want go share walls/halls with their children and prefer the privacy a downstairs bedroom affords. Additionally, media rooms and play rooms are often on the 2nd floor, which was not standard 20+ years ago.

I'm thinking with so many bedrooms downstairs, your house lives more like a one-story than a two-story. You may be missing rooms or space that most buyers expect to have downstairs at your price point (office, multiple dining & living areas, outdoor living room, multiple car attached garage, etc) because the SF is tied up in bedrooms.
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Old 07-06-2015, 03:59 PM
 
Location: garland
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It does sound like an unusual layout. I'd suggest staging the house differently than how you are using the rooms to appeal to a larger market. With a 1.5 story, could you make the single bedroom upstairs appear as a master giving the impression the entire level is a 'master suite'?
Another option would be to consider staging one of the secondary bedrooms (probably one closest to the master) as a home office.
Can you post a floorplan or a link to your realtor.com listing? It may make it easier to provide more focused input.

There are many ways to market a property but every single one of them sells at the right price so if it isn't selling in this market, you need to change either the house or the price
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Old 07-06-2015, 04:03 PM
 
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Quote:
Originally Posted by TurtleCreek80 View Post

I'm thinking with so many bedrooms downstairs, your house lives more like a one-story than a two-story. You may be missing rooms or space that most buyers expect to have downstairs at your price point (office, multiple dining & living areas, outdoor living room, multiple car attached garage, etc) because the SF is tied up in bedrooms.
you're definitely right about our house being more like 1-story story than a 2-story. however in our particular house, the layout with so many bedrooms down definitely does not sacrifice any square footage for other things. our first floor actually does have an enclosed office, laundry room, formal dining area, breakfast area, family room, etc. And our master bedroom/bath/closet is *huge*. there are 2.5 baths on 1st floor total. i think the total of our first floor alone is around 2,500 sq ft so it definitely doens't compromise any sq footage on 1st floor. that makes me realize though, that makes the footprint of our house relatively big to the lot size, so the yard isn't quite as big as others (that was another issue prospective buyers pointed out). For us it was not a big deal at all (i would never want to put in a pool, and we prefer going out to parks etc) but it seems like a deal breaker to many here.

and others made an interesting point about not wanting to be near your kids when they are older...that makes sense..though seemed rather far in the future to consider when we were buying (before we even had children). even still.. coming from houses in SF bay area.. there's really no such thing as game rooms, media rooms..etc. LIving rooms/family rooms were multi-purpose rooms And while we played games or whatever in our rooms, parents would hang out downstairs. It just seemed a non-issue at the time.

the master down thing does makes sense for people as they age, assuming they will live in the house forever. i am 37 and these days i don't mind going up and down stairs but my kids are old enough now that i don't have to carry them as well, so that makes a huuuge difference. i think i would have lost it if i would have had to repeatedly wrangle my toddler son up and downstairs while in the throes of a rough pregnancy with my 2nd child! though we loved loved having two floors to have as a bonus play area or separate place for guests.

and yes for our new house, we will have master down, 1 bedroom down plus 2 bedrooms + playroom (and game room) up. still a bit unusual i guess but closer to a full 2-story vs. 1.5 story. We wanted 1 bedroom/bath down for when our parents stay over. i know many people don't even have 1 other bedroom down, and i wonder what they do when their elderly parents/inlaws etc stay over. i guess they let them use the master bedroom for the time being but i don't think i'd ever be willing to do that
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Old 07-06-2015, 04:19 PM
 
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They have them upstairs because the walk discourages long or frequent visits
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Old 07-06-2015, 04:59 PM
 
Location: DFW - Coppell / Las Colinas
29,970 posts, read 34,587,203 times
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As I mentioned, your floor plan is attractive to people who want a 1 story but might have grandkids / kids who stay on occasion and like the extra room.

Your agent needs to put in the MLS wording that it's a 1.5 story. They have it listed as a 2 story and you are attracting the wrong people. There is no field for a 1.5 story so your agent will list as a 2.

You need to explain to people what you have. You are showing your house to people who are looking for a full blown 2 story and it's the wrong house. I see that on a regular basis.
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