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For my last house, it was listed as a 3 bedroom - it was a conforming room with door, closet, window - but then in the description, it was highlighted as flex space for den, office, study, etc. It was a room off the living room as opposed to being where the other two bedrooms were, and it had french doors. I did have a guest bed in there but I don't think anyone would have bought that townhouse expecting to use that room as a full time bedroom for someone.
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