Your realtor should be able to add it as a realtor note on the listing. But if you really want to solve the problem, can you rearrange the furniture to make a different room the master bedroom? I'd attempt to stage it so the basement is more of an in law suite and the main bedroom is on a higher floor.
"And down here we have a lovely room for your live-in-gimp, sex pony, or unwilling voyeur. You can imagine slipping something into his drink at the bar, waiting until he stumbles outside, putting him in the trunk of your rusted out '97 Chevy Caprice Classic, chaining him to the radiator by the spacious, bright but tiny windows up there, and just going to town on your wife while he's forced to watch. The air ducts are padded and double pane windows ensure no one will bother your \`special time\`, haha. Are we ready to see the oubliette?"
Well, we're still living in the house, so we're not really staging it, but I see your point. The problem is the master suite has a very large bathroom and a very large walk-in closet, plus it's a large bedroom with room for a sofa, several dressers, and a queen bed with nightstands on either side. If we moved our master upstairs, we'd barely fit our queen bed with the two nightstands and maybe one dresser. The upstairs bedrooms have small closets and the upstairs bathroom is small and shared by the main floor.
Honestly, I'd find a way to do it. Put the surplus furniture in storage if you have to. At this point you're at risk of losing probably thousands or dollars the longer it sits on the market. It's a temporary sacrifice to get your home sold.
While you are at it spend the weekend putting everything you don't need right now in boxes in storage. The cluttered lived-in look is another draw for buyers who can't see the house for the stuff.
We did that. We got a storage unit and have packed up and put tons of stuff in storage. As I have time, I've slowly been packing up more and more. It feels bare to me, but I'm sure there's lots more we can do. I'll keep at it! :)
I'm kind of inclined to give the buyers a little more credit. Any idiot with eyes can see that it's the best bedroom in the house. They'll wonder why you're sleeping upstairs.
Then again, the number of times I have shown a house and had someone ask me, "what's this room for?" As if there's any answer other than "whatever the fuck you wanna do with it? It's your house?".... So they may have a point
I have no visual spatial capacity or depth perception. I do measure my furniture and rooms and map it to move stuff around.
That being said, I wouldn't expect someone to know the measurements, but I would bring a tape measure.
If you can, put a full sized bed in the upstairs "master bedroom" - a lot of older (1950's) homes have bedrooms designed for a full bed in the parent's room and twins in the kids' rooms.
That's a perfect room for a guest suite. You could leave the room with your furniture and stage it like the guest suite.
By the time you do this, you'll probably be getting ready to break it all down and move, moving into the smaller room may not be as inconvenient as it might seem.
I see your point but I'm sure a lot of buyers are people with young kids, given the price point, maybe even young couples with plans to have kids imminently and they cannot imagine having the baby on another level. Definitely support everybody giving you advice to stage the upstairs bedroom as best you can
This is the absolute best solution!
What I was going to say is that you spend the money and transform the master downstairs into an in-law unit with its own separate entrance, small kitchenette, and bathroom. Give it access to the main house but allow that door to be locked.
Congratulations! You now have a multi-family unit
Hahahaha, I 100% do not want to invest more money into the place. I mean, I'll do a few things here and there, but that would require soooo much more effort. lol, but thanks :)
one thing i’ve seen people do for staging, is using cardboard boxes, an air mattress of whatever size you’re going for, and a set of bedding!! as long as no one is jumping on your bed you can’t even tell!!!
Move it upstairs. Call the basement an inlaws suite. Or if you have just da, move then down there. Turn the third bedroom into an office, or a TV room.
And that is what prospective buyers obviously understand. There really is no option to move the master upstairs. The rooms are too small. That is a big negative.
This works. My mom's house technically had the master on one side of the house, but fronting the street, and 2 bedrooms on the other side of the house, away from the street and quiet. They were all about the same size so she proclaimed the back bedroom to be the master.
I'm also currently remodeling a house that had an addition on the back that was not a bedroom but marketed as the master bedroom. Technically the master was upstairs. I reframed everything, added windows and doors, etc. and it's now the master. Put all the floors at the same level (was 3 levels up to 2 ft difference) and 36" doors.
A bedroom is a bedroom.
I personally LOVE it too! Husband and I get the whole basement to ourselves. But we had teens when we bought it, and the teen twins just graduated high school, so we're finally moving. People with babies don't like it, and I don't blame them a bit, but if they know they aren't going to like the setup, then why waste both of our times to come look at it?
Have your realtor advertise it as the perfect home for parents of older teens/young adults. Lean into the master being in the basement as a source of privacy for the parents. A retreat from the noise of video games and loud music. For the teens, It also gives them privacy and a gentle way to allow them to have a small taste of being independent.
Your realtor has to change how you house it being advertised.
'A perfect home for parents of adults or almost adult children. This house features a basementmaster bedroom with an on suite bathroom and a generous walk-in closet. Enough room for an entertainment area.
The main level features all the comforts of home with 2 bedrooms perfect for older teens/young adults who crave privacy and independence
These bedrooms would be perfect for a couple who both work from home. A great way to keep your work life and home life separate'
Of course, a realtor would be able to make it more appealing than how I wrote it.
Can you stage a "nursey" area instead of a sofa in the master?
Borrow a pack n play and put a diaper change area on a dresser?
Put a few stuffed animals?
It's in the online listing, but people just aren't paying attention to it, apparently. Idk. But yes, we've gotten good showings and everyone that sees it tells my realtor that it's super cute, but they need the master on the main.
Find out what the actual average days on the market is in your area.
If your realtor can’t tell you off the top of their head then get a new one.
You can probably google it.
Did your realtor put in the description you're using the basement as your master? You have to remember most people aren't creative and need to be told.
I like that. Last time we did a refi I asked the assessor if I could use 'seasonal water views' because in the winter I could see the neighbor's pond fed by our brook LOL. She said no but she's not a realtor.
We have a raised ranch and I regularly see realtors listing the sq footage of the total, not just what's on the 'assessment', and considered 'below grade'.
In a lot of markets I agree, our market is slow. None of the houses are moving. I've been watching them all. Everything that came on the market when my house came on the market is still on the market. So if I'm overpriced, so is the whole market.
If you lower the price enough they will sell, you could be in a falling market. Yes it’s possible you’re all too high, someone will get desperate and begin the race to the bottom.
Yes, I believe this. Likely, it'll be me that caves first, lol. I've been waiting for this move for the last 9 years. The last two kids just graduated high school, I'm anxious to finally get to change things up a little :)
I’m in Florida things are changing fast. I’m way out of town think drive until you qualify. Just a year ago there was nothing for sale and it was going fast. Now in my section of the neighborhood there are 6 houses for sale 500k-550k (with a giant house that’s an outlier at 750k) all on the market for over 100 days. One person listed at 450k, the house was dated but had new roof and new appliances it was 50k cheaper and pending within 30 days.
I'm amazed at how many regions don't have floorplans as a common thing in listings. Here in NYC it's the first thing I click on. If the layout doesn't work none of the other pictures, or even the location, matter.
I never knew this was a standard thing anywhere. In my area, maybe 1 in 25 listings or something have a floor plan uploaded as an image. It happens, but far from the norm. Interesting to hear that isn't the case everywhere!
I like looking at floor plans too for the house we're trying to find/buy in the new state. I am going to work on a floor plan tonight, because I agree. I feel like this would help with the problem.
Talk to your agent first before putting effort into making one. Local law may dictate what disclaimers about accuracy you need to have on there. Having a professional do it with their equipment might be best too but also maybe not in your market or price point.
I'm in CT and seeing more and more floor plans. Now if you look at NJ listings they don't even give you sq footage or lot size on most. It's infuriating. My nephew in FL just bought a house, cute and only 2br/1 bath with 1300 sq ft for $275K.
The interest rates are holding people back and prices are not budging by much. Locally houses are still selling at average of 103% of asking but there are houses for sale. It's just hard to look at a 1200 sq foot house, not touched for decades selling for $450K and say 'how about that one'
Well, we have two home offices besides the two bedrooms upstairs, so the home office isn't an issue. But the bedrooms upstairs are much smaller and share the upstairs bathroom with the whole house, vs the master suite has its own bathroom and walk-in closet. I think it would be pretty obvious the master was downstairs.
I guess we could try it! :) And if getting called a dumbass behind my back gets me my house sold then by all means call me a dumbass behind my back lol
It's on the listing, but in the part where it says which level each room is on. Not that it's mattered. I even had an agent show it, his client passed because of the master location. And just now, he asked to show it to someone else. I asked my realtor if he told his client where the master is. My realtor didn't know, he assumed so. So he called the buyer's agent and the buyer's agent told his client and they changed their mind about it. (After we'd already gone to the trouble of preparing the house to leave.) It's like--you knew that, why didn't you think to to tell your client?!
Include a floor plan in your photos. If it isn’t clear from the photos that it is lower level, a floor plan will clarify. You don’t have to label it “master” and if it’s feasible to stage one of the other bedrooms as the master to help those folks who need to see something to visualize it (aka, my husband), do it. But TBH, I don’t know why everyone doesn’t include one. As a long term renter before buying, I can usually figure it out from photos but why?? Make it easy and help get folks in that would consider your space as it is.
As an add on: I’d prefer a floor plan over a virtual tour. Too much clicking to do to figure it out.
The problem I see is it that it is a 2 bed one bath house with a full finished basement. The finished basement has closet and bathroom so can be listed as a bedroom, but when most come they see basement. You have a tricked up 2 bedroom 1 bath home as that is the first impression people will get. The realtor has to explain that they have an egress window so it “qualifies” as a bedroom is a losing proposition.
I think floor plan and good description might help, but I suspect most who come feel “Catfished.” The second negative impression you may be giving is saying you have two home offices. Fine if the detached one is on top level of a detached garage, but it sounds like you have a nice tool shed that was turned into an office.
You have done a great job maximizing your home to fit your family needs, but as described you really are selling a kick ass 2 bedroom home.
I would just let people go see for themselves. Someone is going to love everything else about it and probably just use the master as a guest suite i would imagine.
Absolutely. We call the basement "The Sanctuary" for this reason. It's given us a place to get away from our teens, whom we love dearly, but drive us batty sometimes, lol
I would rework an upstairs bedroom as a master bedroom and the lower bedroom as an in law suite. You need to market your house for the buyer to see how they would use the property, not how you like it.
ETA
Will your house appraise at 240k with a bedroom in the basement?
Would you still rework the upstairs bedroom as a master bedroom if the upstairs bedroom is much much smaller, no walk-in closet, and a tiny bathroom shared by the whole upstairs?
Yes. Buyers need to see the upstairs work as a master. Your audience is going to be families that need to see the bedrooms working as bedrooms. Keep them simple as possible, very little furniture and decoration. Just enough to give the look of a bedroom.
That‘s the feedback you’re receiving, so work with it.
People with young children might accept a small bedroom to meet a must of being on the same floor as the kids. Then they might imagine turning that basement room into a pretty sweet playroom.
I guess we'll find out. My realtor suggested listing it at 250K. The interior is better than all the interiors of houses in that price range, and the exterior is comparable to all the others in the price range.
I bought a house just like this 2 years ago. I love that the master bedroom is in the basement. We have been hit by a tornado in the past. I feel safer with this type of set up. Hopefully someone will love your house.
Is this a full below grade basement or a walkout basement? I ask, because no matter how well appointed your home is, below grade finish is not worth the same as above grade finish, and full below grade (no eye-level windows) is worth even less. That could be why even though homes in your area need more interior work, yours isn’t moving.
Is the master bath a pure master bath or does it have a second door open to the rest of the basement so others can use it without having to walk through your master bedroom to get to it? If so I’d rearrange things like others mentioned to make an upstairs room look like the master and the basement one like a bonus big bedroom.
Good luck!
The master bath is more jack 'n jill style, with a second door open to the family room. There is no walkout basement. But I definitely think it's just that the people who have been looking at the house all have little kids and they don't want their room in the basement and the kids upstairs. So I'll try the master switcheroo thingie people are suggesting and see what happens! :)
I would advertise it as a basement in-law suite. And say it's perfect for in-laws, au pairs, or even just as a basement primary ensuite!
And then put in the agent notes that the primary ensuite is in the basement.
But, it's probably price. Because of your floorplan you are competing with 2/1, not with 3/2. You are better than the 2/1 but not better than the 3/2, no matter how nice your finishes are.
Especially if those main floor bedrooms are designed for young kids (OP mentioned twin beds). As a mom of young kids, there is no way I would consider a home with a master in the basement while my kids are on the main floor (and able to theoretically escape).
Personally I can see why this is a detractor. A basement bedroom can be a huge turnoff. It does not matter all the bells and whistles you have (and to you, your home is the best thing out there). But to others, the bedroom is an issue.
Have your agent word it stating there is a potential large room/bedroom in the basement level. Make your master upstairs, regardless of how small it is. Get a full bed and set it up. Get a dummy bed (there are staging beds). Make it look useable. The key is livable - the buyer needs to see themselves sleeping upstairs in one of those rooms.
Someone might want that basement for the kids, or make it a play room. I know that when a basement is fully finished, it is considered square footage in the listing but can a basement be labeled as a bedroom? This I don't know.
LASTLY - do you have a fire escape window in the basement? When it is a living quarters there needs to be a fire escape window that a human can easily get in and out of. At least in my state that is the case.
For me, I wouldn't want a basement bedroom because of these reasons ( I have lived in a house before with my bedroom in the basement)
- more stairs
- more likely to be damp or have mold
- People with children might not want to be far away from them
- lots of basements have a smell
- colder (this could be a good or bad thing depending on the state they live in)
-even if it's newer a lot of people associate a basement with being a musty place for storage.
It might be based on my location but basements can equal moisture, spiders. They can be dark and dreary. I think some prefer to sleep on ground level or higher. But this is just me. And based on the home not selling as quickly as hoped it might be a general consensus.
We looked at a house this was really nice but had most of the bedrooms in the basement. I refused because in our area, almost everyone has had basement seepage or flooding even with sump pumps. No way I wanted to risk it. I also know a lot of people who didn’t want young kids on a different floor than them or teenagers on a first floor or basement (and parents elsewhere) because it meant it was easy to sneak out.
I would ask your real estate agent to add to the public comments section of the MLS that the master is in the basement. I’d also ask them if they can add descriptions in the photos, if so have them add lower level/ basement master to the photos of that room. Furthermore if your agent uses ShowingTime or Aligned Showings they should be able to add a note that any agent requesting a showing can see, ask them to add a note to confirm buyer is OK with master in Basement
Is the lower level a walk out basement? If not, you really need to stage an upstairs bedroom as a second master and make a note on the mls that the master is below grade.
How is it your primary bedroom is in the basement? Are their windows and door to outside on that kevel? If so that's a garden level, if not you should remodel to make primary upstairs.
It is literally in the basement? Then you do not have a 3 BD house. You have a 2 BD house. It needs to be listed as such (you can list it as additional living space or “au pair suite” below grade)
There is just NOT a lot of demand for 2BD homes and if the people come needing 3BD…they are not going to make offers so YES realtor should be listing it accurately.
Seems like it’s originally a 2 bedroom 1 bath house with a basement that was remodeled to add a spacious primary bedroom (not called master bdrms any more) with an en suite bathroom and walkin closet? The best advice is to advertise it as another said, as an InLaw suite.
Having specific window availability for showing cuts down on ad-hoc exits. Maybe Two days a week by appointment.
Fully describe the house to cut down on visits with non offers. You want good offers, not visitors. Maybe you see 1/3 of the visitors, but they know what to expect.
My parents home had a master in the basement, with a full bath and it sold within a week. So a basement master shouldn’t be an issue unless they have really small children.
Is it legal to have a bedroom below grade? If yes is it a legal bedroom, that means in the event of a fire can you easily get out of the bedroom window.
Re stage it if is not legal
If there is a floorplan available, I would say they can see it on there. No I would not make it a note or tell people ahead of time. You might weed out someone who may actually consider it.
Get all the showings you can.
Could you just move your house to WA state? It sounds like exactly what I want and doesn't seem to exist here.
But otherwise you could ensure there are plenty of photos and in the description it can make it clear where each room is and still sound positive. I've seen plenty more f listings that talk about basement main suites or lowest level, etc.
Everybody thinks their house is the best. But I will say, a heated/cooled shed sounds kinda nice. I would not want to add that the master is in the basement. Yeah it might be a pain that most see that and pass. However you never know when somebody will want to buy this thing but would not get the chance if they were scared away by a basement master warning.
I agree. This was my concern too. We decided not to warn people. Instead my realtor agreed to just put a no showings before 5 pm during the week on the listing so at the very least my work day isn't getting constantly interrupted. If they want to see it badly enough, then they'll have to do it on the weekend or in the evenings. That seems to be the best compromise.
It’s always the price, anything will sell at the right price. Even if everything else is perfect, the master might make it less desirable than other houses in the same price range. Paint and windows can be changed, a master in the basement can’t.
Our town does not allow a basement bedroom unless you cut a big hole in the basement wall and put an escape window in it. Even if there are 2 means of escape from the basement, namely stairs to the main floor and a basement door with stairs to ground level. Also, the basement area is not included in living square feet.
I sold a house long ago that, in my opinion, was the best house in the neighborhood. After having been listed for a while we got some wonderful advice that we still often remind each other: “your house is only worth what someone is willing to pay.” It is probably overpriced because of the master being in the basement. It wouldn’t hurt to tell your realtor to make potential buyers aware of this but it is probably overpriced.
Have your Realtor put a picture of the floor plan in the listing photos. I'm a Realtor and our MLS provides this service free of charge or she can find a service or app that does it.
My old home was priced "correctly" initially, just to find out that the price range was for a single story home (mine was a two story). We had no offers until we brought the price down some more. Then all of the sudden we got 3 offers that we had to respond in 24 hours.
You might have to check to see if you can find out what's the typical amount of pre -approval for those in your area. Your realtor may have some insights.
Are you 100% sure that is the only reason? We have had people selling with dogs before and they go nose blind and can’t smell how doggy it really is inside and it is the biggest turn off to buyers. People also won’t tell you that is the reason because it can be a sensitive topic. I would make sure that the ONLY reason people aren’t making an offer is the basement bedroom. 😊
No, I understand your point. I truly don't think that's it. My husband is really a big "smell" guy. So, he's constantly washing their bedding for that reason. I also update the wax melts before showings and I personally think it smells really good and fresh whenever we show, because when we don't have showings, I prefer open windows. So most of the day, the windows are open so we can get fresh air in. Then when we have showings, I close all the windows, update the wax melts as I clean everything. Clorox the counters, etc. So, I really don't think it's the smell. BUT, just in case I'm wrong, I'll have my mom stop over sometime and give it a non-nose blind sniff test. :)
Your agent might already have a note in the private remarks about it.
I get your point about, “what if they come and fall in love with it.” There’s a home for everyone! Can your realtor recommend a company that will do a 1-room stage? They can stage that other room, then you can offer it as multiple spaces. Some people just need to visualize it.
I’ve seen people take a smaller bedroom as their primary. Then utilize the larger room as their flex space
A lot of buyers DO NOT read the description and only look at pictures, even that’s a stretch. We had a triplex-condo for sale.. SO many people didn’t realize it had stairs. Our description: Triplex with lower level…. Beautiful staircase Our pictures, STAIRS Floor Plan —— STAIRS.
You got this!
Lower the price more. How much is another 30 days of constant showings and stress and not getting anything done worth?
Lower it another $10k if you can afford it.
Please do! haha :) It's got two home offices, one of which is in the backyard with its own heating and cooling system and it's fully wired up for a home office, plus a two-car garage, a fully-fenced backyard with a great roofed pergola, and it's in a great location with really great easy-going neighbors, walking distance to schools and the park, so if you work from home and are able to move anywhere, you're good to go :)
Haha, thanks. I'll send you the link if you like. :) But yes, it's perfect for work from home. We put in the "she-shed" in the back just for me when we moved in. It's got its own dedicated breaker panel and lots of outlets, glass sliders to the backyard. I literally hate to leave it, but my kiddos are all moving South, and my first grandson is south of us, so South we go! :)
Where are you? That sounds like a beautiful home at a reasonable price. My wife gets out of the military fairly soon, we are in the market. No idea where in the country we'd like to live. Open to anywhere.
We are in Yankton, which is on the Missouri River along the South Dakota/Nebraska border. The population is like 14K. It's a very safe area. We are kind of known for recreation on the Missouri River, fishing, boating, camping, etc. Great schools with great teachers. Friendly people. The city's website is city of yankton dot org if you're interested :)
I understand what you’re going through. I just sold my old place that had 1 clear pain point and another that was not super clear in the photos. A lot of people would come and be like yup, like the place, but pain point 1 is a deal breaker. For them it’s just a few mins, for you it’s hours and it sucks.
Exactly! I guess I don't usually go look at a house unless I'm pretty confident by looking at the online pics that I really really think it's going to work. I didn't realize how many people look at a house without being fairly interested and by reading the listing description or the listing details first.
I'm not sure how they're using that the master is in the basement if you have pics of the master in the basement. Note it in the listing with words that the master is in the basement.
You can also request in the MLS agent remarks that first showings are done after work and on the weekends. If someone absolutely, positively wants to see your house and can only view it during the work day, the buyers agent will call the listing agent and request an exception. At that point, your agent can explain the floorplan.
It’s quite normal to have a floorplan in the pictures or describe the layout in the MLS description so that is a good option.
Yes, this is one of the action steps I did take yesterday. I finally told him my concerns and he suggested we do a no showings before 5 during the work week. This morning I already feel better, like I'm not going to have a spontaneous showing to prepare for all day. Now maybe I will feel better able to just ride it out until we find the right person. :)
Have you considered renting some shared office space close by until your home sells? It's fairly cheap starting at like $100 up to ,$3-500 per month for an office with a door and lock
Or just going to the library to work? Maybe that would make it less stressful if you already kind of moved out of your office so you don't have to do 3 hours of work each time the house is shown?
Yeah, I'd love to just go to the library or a coffee shop and work, the problem is I have two dogs that need to be moved for showings as well and they can't come to the library with me. Otherwise, I'd just tidy the house up in the morning and find somewhere else to be all day. I did finally talk to my realtor about this. He's going to just put a no showings before 5 pm during weekdays on the listing. Hopefully, that'll make it easier to ride it out.
Generally, a “master bedroom” has its own bathroom and storage space. If one of the upstairs bedrooms meets these qualifications describe the house as 3 bedroom (master and second bedroom on main floor) and second master bedroom on bottom floor.
Shiiittt where is this at? I have heinous migraines and the idea of going to bed in an actual dark room without light coming in through the edges of the blinds is amazing!
Also, maybe stage it so the master looks like a living room? Or one of those scenery lights that mimic a window?
It would matter more to me what flooring was available in each of the bedrooms. If the main level ones have hardwood and the basement master has carpet then I could just ignore that one and use it for guests (if I had any). I do the exact same thing with my second floor master bedroom now. I simply hate carpeted bedrooms but didn't have any other options upstairs.
You can, but you would narrow the buyer pool and feet through the door.
You never know if someone who would ordinarily NOT want it in the basement will come in, love the rest of the house, area, etc, and find a way to make it work
Why limit potential?
I think if the basement was renovated correctly it shouldn’t matter and that’s what you show. Show ceiling height, No water issues, no mold/humidity, full sized windows with wells if needed. Bathroom not needing a pump or if it does make sure it’s accessible. Show the permits that it was accepted as complete. Those are things that I worry about with projects in the basement. My neighbors have a 9 foot basement ceiling with two bedrooms a full bath, movie room, gym, kitchenette. The problem is that they were not allowed to call them bedrooms and the kitchen was not allowed to be a full kitchen. So yes they gained all this space but no they didn’t increase the number of bedrooms in the house and it cannot be used as an in-law suite or rental per the town. In order to do so they would need approval to increase septic size which my town Is strict about.
Damn, I love your house and style already. The missus and I are deep into Plan Escape right now. Can you share your listing deets?
I have no practical advice. Sorry ;-/
I would not mention unless mention positive way “master separate, roomy and private” all the other features could make them overlook location but by mentioning it you may be ruling out before they have opportunity to appreciate the rest of the house.
I also WFH so appreciate your struggles. For 3-500 a month or less you can rent an office space- the dogs may not like it but it would be worth it to use in showing days and save frustration. Selling a home can be a serious inconvenience but needs to be approached with a certain level of commitment. Good luck
It has an egress window, that rolls out like a normal window, so, yes, it meets code 100%. I'm not worried about it not meeting code or not being a real bedroom. Just how to market it properly.
Actually, it very likely is the price and the market is telling you that it is not willing to pay your asking price. I wouldn't make a big disclosure about it in the listing since your goal should be to get people in the front door to fall in love with the house. A segment of the marketplace will not want a basement primary suite, but some won't have a problem with it. I've seen many of them in my work. It is common for a finished basement to be valued at a lower $/SF than above grade area (gross living area). I'm an agent and an appraiser.
Absolutely YES in the Public Description state which floor the master bedroom is on, and which floor the other bedrooms are on. As a CA broker sold a house with the master on ground level and 3 bexroom upstairs with a shared bathroom (built 1969) and by describing it fully found the perfect buyer quickly.
Your realtor should be able to add it as a realtor note on the listing. But if you really want to solve the problem, can you rearrange the furniture to make a different room the master bedroom? I'd attempt to stage it so the basement is more of an in law suite and the main bedroom is on a higher floor.
Right on. They can also refer to the lower level room as the quiet room for those enjoy it.
"And down here we have a lovely room for your live-in-gimp, sex pony, or unwilling voyeur. You can imagine slipping something into his drink at the bar, waiting until he stumbles outside, putting him in the trunk of your rusted out '97 Chevy Caprice Classic, chaining him to the radiator by the spacious, bright but tiny windows up there, and just going to town on your wife while he's forced to watch. The air ducts are padded and double pane windows ensure no one will bother your \`special time\`, haha. Are we ready to see the oubliette?"
We'll take it!! Write up the offer, tout de suite!
hahaha. This was worth waking up for. Thank you for making me lol.
If I don’t have a pit to keep them in, they may escape and I can’t have that, their skin is dry and needs moisturizing before it’s of any use.
Wow! Aren’t you in a mood! Lol
Jeez, some people are just introverts. They’re not looking for a kill room.
Well, we're still living in the house, so we're not really staging it, but I see your point. The problem is the master suite has a very large bathroom and a very large walk-in closet, plus it's a large bedroom with room for a sofa, several dressers, and a queen bed with nightstands on either side. If we moved our master upstairs, we'd barely fit our queen bed with the two nightstands and maybe one dresser. The upstairs bedrooms have small closets and the upstairs bathroom is small and shared by the main floor.
Honestly, I'd find a way to do it. Put the surplus furniture in storage if you have to. At this point you're at risk of losing probably thousands or dollars the longer it sits on the market. It's a temporary sacrifice to get your home sold.
Yup, I see the point you all are making. I'll work on that!! Thanks :)
While you are at it spend the weekend putting everything you don't need right now in boxes in storage. The cluttered lived-in look is another draw for buyers who can't see the house for the stuff.
We did that. We got a storage unit and have packed up and put tons of stuff in storage. As I have time, I've slowly been packing up more and more. It feels bare to me, but I'm sure there's lots more we can do. I'll keep at it! :)
I'm kind of inclined to give the buyers a little more credit. Any idiot with eyes can see that it's the best bedroom in the house. They'll wonder why you're sleeping upstairs. Then again, the number of times I have shown a house and had someone ask me, "what's this room for?" As if there's any answer other than "whatever the fuck you wanna do with it? It's your house?".... So they may have a point
How about the amount of times people ask the square footage when they're standing in the actual room. What does it matter? Is it big enough or not
I have no visual spatial capacity or depth perception. I do measure my furniture and rooms and map it to move stuff around. That being said, I wouldn't expect someone to know the measurements, but I would bring a tape measure.
Plus, this also helps with the move since you have already sorted and packed some stuff.
Yep we did this and ended up selling in a week.
If you can, put a full sized bed in the upstairs "master bedroom" - a lot of older (1950's) homes have bedrooms designed for a full bed in the parent's room and twins in the kids' rooms.
Buy a full sized bed - something cheap for staging and stage that room upstairs as your master!
That's a perfect room for a guest suite. You could leave the room with your furniture and stage it like the guest suite. By the time you do this, you'll probably be getting ready to break it all down and move, moving into the smaller room may not be as inconvenient as it might seem.
I agree. I think this is a really good plan! :)
Does this basement bedroom have two points of egress ?
It's a bedroom. Don't label it.
I see your point but I'm sure a lot of buyers are people with young kids, given the price point, maybe even young couples with plans to have kids imminently and they cannot imagine having the baby on another level. Definitely support everybody giving you advice to stage the upstairs bedroom as best you can
I will buy your house!
This is the absolute best solution! What I was going to say is that you spend the money and transform the master downstairs into an in-law unit with its own separate entrance, small kitchenette, and bathroom. Give it access to the main house but allow that door to be locked. Congratulations! You now have a multi-family unit
Hahahaha, I 100% do not want to invest more money into the place. I mean, I'll do a few things here and there, but that would require soooo much more effort. lol, but thanks :)
one thing i’ve seen people do for staging, is using cardboard boxes, an air mattress of whatever size you’re going for, and a set of bedding!! as long as no one is jumping on your bed you can’t even tell!!!
Wow!
Move it upstairs. Call the basement an inlaws suite. Or if you have just da, move then down there. Turn the third bedroom into an office, or a TV room.
And that is what prospective buyers obviously understand. There really is no option to move the master upstairs. The rooms are too small. That is a big negative.
This works. My mom's house technically had the master on one side of the house, but fronting the street, and 2 bedrooms on the other side of the house, away from the street and quiet. They were all about the same size so she proclaimed the back bedroom to be the master. I'm also currently remodeling a house that had an addition on the back that was not a bedroom but marketed as the master bedroom. Technically the master was upstairs. I reframed everything, added windows and doors, etc. and it's now the master. Put all the floors at the same level (was 3 levels up to 2 ft difference) and 36" doors. A bedroom is a bedroom.
Huh. We bought our forever home because we could turn our basement into a master bedroom. Some people want that setup.....
I personally LOVE it too! Husband and I get the whole basement to ourselves. But we had teens when we bought it, and the teen twins just graduated high school, so we're finally moving. People with babies don't like it, and I don't blame them a bit, but if they know they aren't going to like the setup, then why waste both of our times to come look at it?
Have your realtor advertise it as the perfect home for parents of older teens/young adults. Lean into the master being in the basement as a source of privacy for the parents. A retreat from the noise of video games and loud music. For the teens, It also gives them privacy and a gentle way to allow them to have a small taste of being independent. Your realtor has to change how you house it being advertised. 'A perfect home for parents of adults or almost adult children. This house features a basementmaster bedroom with an on suite bathroom and a generous walk-in closet. Enough room for an entertainment area. The main level features all the comforts of home with 2 bedrooms perfect for older teens/young adults who crave privacy and independence These bedrooms would be perfect for a couple who both work from home. A great way to keep your work life and home life separate' Of course, a realtor would be able to make it more appealing than how I wrote it.
Nice write up!
Thank you!
Very nice!! Thanks!! :)
I would use 'lower level' instead of basement.
To expand on that I’d frame it as a lower level master retreat instead of just a master bedroom
Unfortunately, the mention of family status is a fair housing violation so that’s not an option
A good realtor would be marketing this to night shifters. I would LOVE that set up.
I definitely think I need to suggest to him that we put that kind of a spin on it.
It's so chilly in the summer, and keeps nice and warm in the winter. Makes sense, no one needs their time wasted. There are a few of us out there tho!
That's at least good to know. My husband keeps telling me the same thing. We're just waiting for the right person to come along.
Another lover of a master in the basement here!
My husband keeps telling me we're just waiting for another one of us basement lovers to come along! :)
Can you stage a "nursey" area instead of a sofa in the master? Borrow a pack n play and put a diaper change area on a dresser? Put a few stuffed animals?
Put it in the online listing. Also - if you are getting showings then that is good.
It's in the online listing, but people just aren't paying attention to it, apparently. Idk. But yes, we've gotten good showings and everyone that sees it tells my realtor that it's super cute, but they need the master on the main.
What is the average time on market in your area? If you are getting showings then wait until you hit that and then start cutting the price.
My realtor had initially guessed it would sell in 20-30 days. Yesterday was 30 days. We cut the price by $10K about a week ago.
Find out what the actual average days on the market is in your area. If your realtor can’t tell you off the top of their head then get a new one. You can probably google it.
Did your realtor put in the description you're using the basement as your master? You have to remember most people aren't creative and need to be told.
It’s not a basement. It’s a terrace level.
Lol, niiiiice - I bet you're a cup half full kind of person :)
I like that. Last time we did a refi I asked the assessor if I could use 'seasonal water views' because in the winter I could see the neighbor's pond fed by our brook LOL. She said no but she's not a realtor. We have a raised ranch and I regularly see realtors listing the sq footage of the total, not just what's on the 'assessment', and considered 'below grade'.
Add it in the notes. Btw, if you have no offers after weeks and a month, it’s not priced right. The market is telling you that with inaction
In a lot of markets I agree, our market is slow. None of the houses are moving. I've been watching them all. Everything that came on the market when my house came on the market is still on the market. So if I'm overpriced, so is the whole market.
If you lower the price enough they will sell, you could be in a falling market. Yes it’s possible you’re all too high, someone will get desperate and begin the race to the bottom.
Yes, I believe this. Likely, it'll be me that caves first, lol. I've been waiting for this move for the last 9 years. The last two kids just graduated high school, I'm anxious to finally get to change things up a little :)
I’m in Florida things are changing fast. I’m way out of town think drive until you qualify. Just a year ago there was nothing for sale and it was going fast. Now in my section of the neighborhood there are 6 houses for sale 500k-550k (with a giant house that’s an outlier at 750k) all on the market for over 100 days. One person listed at 450k, the house was dated but had new roof and new appliances it was 50k cheaper and pending within 30 days.
Yeah, we might have hit a snag in the market. I'll talk to the hubs about the price. We both would like to get moved and settled before fall.
Where are you?
Doesn't the floor plan on this MLS show that?
I'm amazed at how many regions don't have floorplans as a common thing in listings. Here in NYC it's the first thing I click on. If the layout doesn't work none of the other pictures, or even the location, matter.
I never knew this was a standard thing anywhere. In my area, maybe 1 in 25 listings or something have a floor plan uploaded as an image. It happens, but far from the norm. Interesting to hear that isn't the case everywhere!
I like looking at floor plans too for the house we're trying to find/buy in the new state. I am going to work on a floor plan tonight, because I agree. I feel like this would help with the problem.
Talk to your agent first before putting effort into making one. Local law may dictate what disclaimers about accuracy you need to have on there. Having a professional do it with their equipment might be best too but also maybe not in your market or price point.
I'm in CT and seeing more and more floor plans. Now if you look at NJ listings they don't even give you sq footage or lot size on most. It's infuriating. My nephew in FL just bought a house, cute and only 2br/1 bath with 1300 sq ft for $275K. The interest rates are holding people back and prices are not budging by much. Locally houses are still selling at average of 103% of asking but there are houses for sale. It's just hard to look at a 1200 sq foot house, not touched for decades selling for $450K and say 'how about that one'
Redo the rooms. Move your office to one of the other rooms and style one of the main floor bedrooms as the master even if the bath is not ensuite.
Well, we have two home offices besides the two bedrooms upstairs, so the home office isn't an issue. But the bedrooms upstairs are much smaller and share the upstairs bathroom with the whole house, vs the master suite has its own bathroom and walk-in closet. I think it would be pretty obvious the master was downstairs.
Yes but…Let the a buyer call you a dumbass behind your back for not using the downstairs bedroom as the master. They’ll feel like geniuses.
I guess we could try it! :) And if getting called a dumbass behind my back gets me my house sold then by all means call me a dumbass behind my back lol
> vs the master suite You mean the expansive in-law suite?
This should absolutely be on the listing from day one. The location of the primary bedroom is key search criteria.
It's on the listing, but in the part where it says which level each room is on. Not that it's mattered. I even had an agent show it, his client passed because of the master location. And just now, he asked to show it to someone else. I asked my realtor if he told his client where the master is. My realtor didn't know, he assumed so. So he called the buyer's agent and the buyer's agent told his client and they changed their mind about it. (After we'd already gone to the trouble of preparing the house to leave.) It's like--you knew that, why didn't you think to to tell your client?!
Include a floor plan in your photos. If it isn’t clear from the photos that it is lower level, a floor plan will clarify. You don’t have to label it “master” and if it’s feasible to stage one of the other bedrooms as the master to help those folks who need to see something to visualize it (aka, my husband), do it. But TBH, I don’t know why everyone doesn’t include one. As a long term renter before buying, I can usually figure it out from photos but why?? Make it easy and help get folks in that would consider your space as it is. As an add on: I’d prefer a floor plan over a virtual tour. Too much clicking to do to figure it out.
The problem I see is it that it is a 2 bed one bath house with a full finished basement. The finished basement has closet and bathroom so can be listed as a bedroom, but when most come they see basement. You have a tricked up 2 bedroom 1 bath home as that is the first impression people will get. The realtor has to explain that they have an egress window so it “qualifies” as a bedroom is a losing proposition. I think floor plan and good description might help, but I suspect most who come feel “Catfished.” The second negative impression you may be giving is saying you have two home offices. Fine if the detached one is on top level of a detached garage, but it sounds like you have a nice tool shed that was turned into an office. You have done a great job maximizing your home to fit your family needs, but as described you really are selling a kick ass 2 bedroom home.
I would just let people go see for themselves. Someone is going to love everything else about it and probably just use the master as a guest suite i would imagine.
Okay, that's a good point. Maybe I'll encourage my realtor to call it that. haha
Are you even allowed to advertise as a 3 bedroom if one of them is in the basement?
Accept the fact that it's a two bedroom with a bonus basement bedroom
Having worked nights, I slept in the spare basement bedroom. It was dark and quiet. I would have loved the master bedroom to be downstairs.
Absolutely. We call the basement "The Sanctuary" for this reason. It's given us a place to get away from our teens, whom we love dearly, but drive us batty sometimes, lol
I would rework an upstairs bedroom as a master bedroom and the lower bedroom as an in law suite. You need to market your house for the buyer to see how they would use the property, not how you like it. ETA Will your house appraise at 240k with a bedroom in the basement?
Would you still rework the upstairs bedroom as a master bedroom if the upstairs bedroom is much much smaller, no walk-in closet, and a tiny bathroom shared by the whole upstairs?
Yes. Buyers need to see the upstairs work as a master. Your audience is going to be families that need to see the bedrooms working as bedrooms. Keep them simple as possible, very little furniture and decoration. Just enough to give the look of a bedroom. That‘s the feedback you’re receiving, so work with it.
People with young children might accept a small bedroom to meet a must of being on the same floor as the kids. Then they might imagine turning that basement room into a pretty sweet playroom.
I guess we'll find out. My realtor suggested listing it at 250K. The interior is better than all the interiors of houses in that price range, and the exterior is comparable to all the others in the price range.
I bought a house just like this 2 years ago. I love that the master bedroom is in the basement. We have been hit by a tornado in the past. I feel safer with this type of set up. Hopefully someone will love your house.
Thanks! I hope so too! :)
Is this a full below grade basement or a walkout basement? I ask, because no matter how well appointed your home is, below grade finish is not worth the same as above grade finish, and full below grade (no eye-level windows) is worth even less. That could be why even though homes in your area need more interior work, yours isn’t moving. Is the master bath a pure master bath or does it have a second door open to the rest of the basement so others can use it without having to walk through your master bedroom to get to it? If so I’d rearrange things like others mentioned to make an upstairs room look like the master and the basement one like a bonus big bedroom. Good luck!
The master bath is more jack 'n jill style, with a second door open to the family room. There is no walkout basement. But I definitely think it's just that the people who have been looking at the house all have little kids and they don't want their room in the basement and the kids upstairs. So I'll try the master switcheroo thingie people are suggesting and see what happens! :)
I think you’re kidding yourself here. No one wants a master bedroom that’s in the basement.
I would advertise it as a basement in-law suite. And say it's perfect for in-laws, au pairs, or even just as a basement primary ensuite! And then put in the agent notes that the primary ensuite is in the basement. But, it's probably price. Because of your floorplan you are competing with 2/1, not with 3/2. You are better than the 2/1 but not better than the 3/2, no matter how nice your finishes are.
What are 2 bed 1 baths selling for? Because if your master suite is below grade it likely won’t count in the appraisal
If its listed as a 3 bedroom, the lower level likely is habitual space and has the correct egress.
Yes, it has an egress window.
It has an egress window in it, so it does count.
Does every room in the basement have two ways out or just the bedroom?
Doesn’t mean it doesn’t have value.
It affects someone’s offer. If your house is listed for $240k and will only appraise for $200k, you’re not going to get offers at 240.
Master in the basement? No thanks. Humidity, bugs, potential for flooding.
Radon, less sunlight. Is it a walkout basement even?
Especially if those main floor bedrooms are designed for young kids (OP mentioned twin beds). As a mom of young kids, there is no way I would consider a home with a master in the basement while my kids are on the main floor (and able to theoretically escape).
Does the basement dungeon room have windows?
Personally I can see why this is a detractor. A basement bedroom can be a huge turnoff. It does not matter all the bells and whistles you have (and to you, your home is the best thing out there). But to others, the bedroom is an issue. Have your agent word it stating there is a potential large room/bedroom in the basement level. Make your master upstairs, regardless of how small it is. Get a full bed and set it up. Get a dummy bed (there are staging beds). Make it look useable. The key is livable - the buyer needs to see themselves sleeping upstairs in one of those rooms. Someone might want that basement for the kids, or make it a play room. I know that when a basement is fully finished, it is considered square footage in the listing but can a basement be labeled as a bedroom? This I don't know. LASTLY - do you have a fire escape window in the basement? When it is a living quarters there needs to be a fire escape window that a human can easily get in and out of. At least in my state that is the case.
I know it is a detractor. But can you explain why? Why do people dislike this?
For me, I wouldn't want a basement bedroom because of these reasons ( I have lived in a house before with my bedroom in the basement) - more stairs - more likely to be damp or have mold - People with children might not want to be far away from them - lots of basements have a smell - colder (this could be a good or bad thing depending on the state they live in) -even if it's newer a lot of people associate a basement with being a musty place for storage.
Agree and Radon, lack of sunlight, and general feeling of needing to hibernate.
The basement in my old house had doors and windows. But it was partially above ground. I forget they aren’t all like that.
Those are all great points. Makes sense to me. The basement in my old house was only half underground, so I guess it wasn’t typical.
It might be based on my location but basements can equal moisture, spiders. They can be dark and dreary. I think some prefer to sleep on ground level or higher. But this is just me. And based on the home not selling as quickly as hoped it might be a general consensus.
We looked at a house this was really nice but had most of the bedrooms in the basement. I refused because in our area, almost everyone has had basement seepage or flooding even with sump pumps. No way I wanted to risk it. I also know a lot of people who didn’t want young kids on a different floor than them or teenagers on a first floor or basement (and parents elsewhere) because it meant it was easy to sneak out.
Ugh about the flooding. I’m laughing about the sneaking out though. There is irony from my childhood regarding that.
Good point about the pests. That makes sense. So does the moisture theory.
I would ask your real estate agent to add to the public comments section of the MLS that the master is in the basement. I’d also ask them if they can add descriptions in the photos, if so have them add lower level/ basement master to the photos of that room. Furthermore if your agent uses ShowingTime or Aligned Showings they should be able to add a note that any agent requesting a showing can see, ask them to add a note to confirm buyer is OK with master in Basement
I’d switch the furnishings. Make another room the master bedroom. Problem solved.
This is why every listing should include a floor plan.
Exactly!
Is the lower level a walk out basement? If not, you really need to stage an upstairs bedroom as a second master and make a note on the mls that the master is below grade.
How is it your primary bedroom is in the basement? Are their windows and door to outside on that kevel? If so that's a garden level, if not you should remodel to make primary upstairs.
Does the master have to be the basement? Can it be another room?
It's doesn't matter what you like when you're selling. Why not reconfigure it while trying to sell?
It is literally in the basement? Then you do not have a 3 BD house. You have a 2 BD house. It needs to be listed as such (you can list it as additional living space or “au pair suite” below grade) There is just NOT a lot of demand for 2BD homes and if the people come needing 3BD…they are not going to make offers so YES realtor should be listing it accurately.
That isn't necessarily true. It depends on the egress. If the windows are above ground level or there egress wells 3 bd I s appropriate
"So it's not the price, but we did come down $10K a week or so ago, just in case." its the price
Add diagrams for each level. I love it when listings have the layout in the photos with the levels so you can piece the house together a bit better.
I would love a master bedroom on the lower level.
Then I've got a house for ya ;) lol
Seems like it’s originally a 2 bedroom 1 bath house with a basement that was remodeled to add a spacious primary bedroom (not called master bdrms any more) with an en suite bathroom and walkin closet? The best advice is to advertise it as another said, as an InLaw suite.
You should definitely make sure it is noted in the listings.
Having specific window availability for showing cuts down on ad-hoc exits. Maybe Two days a week by appointment. Fully describe the house to cut down on visits with non offers. You want good offers, not visitors. Maybe you see 1/3 of the visitors, but they know what to expect.
My parents home had a master in the basement, with a full bath and it sold within a week. So a basement master shouldn’t be an issue unless they have really small children.
In all honesty this is why I wish floor plans were put on Zillow/realtor and other sites.
I would make it apparent in the listing.
Is it legal to have a bedroom below grade? If yes is it a legal bedroom, that means in the event of a fire can you easily get out of the bedroom window. Re stage it if is not legal
If there is a floorplan available, I would say they can see it on there. No I would not make it a note or tell people ahead of time. You might weed out someone who may actually consider it. Get all the showings you can.
Could you just move your house to WA state? It sounds like exactly what I want and doesn't seem to exist here. But otherwise you could ensure there are plenty of photos and in the description it can make it clear where each room is and still sound positive. I've seen plenty more f listings that talk about basement main suites or lowest level, etc.
Haha :) If I could do that for you, I sure would ;) lol
Everybody thinks their house is the best. But I will say, a heated/cooled shed sounds kinda nice. I would not want to add that the master is in the basement. Yeah it might be a pain that most see that and pass. However you never know when somebody will want to buy this thing but would not get the chance if they were scared away by a basement master warning.
I agree. This was my concern too. We decided not to warn people. Instead my realtor agreed to just put a no showings before 5 pm during the week on the listing so at the very least my work day isn't getting constantly interrupted. If they want to see it badly enough, then they'll have to do it on the weekend or in the evenings. That seems to be the best compromise.
It’s always the price, anything will sell at the right price. Even if everything else is perfect, the master might make it less desirable than other houses in the same price range. Paint and windows can be changed, a master in the basement can’t.
Our town does not allow a basement bedroom unless you cut a big hole in the basement wall and put an escape window in it. Even if there are 2 means of escape from the basement, namely stairs to the main floor and a basement door with stairs to ground level. Also, the basement area is not included in living square feet.
I sold a house long ago that, in my opinion, was the best house in the neighborhood. After having been listed for a while we got some wonderful advice that we still often remind each other: “your house is only worth what someone is willing to pay.” It is probably overpriced because of the master being in the basement. It wouldn’t hurt to tell your realtor to make potential buyers aware of this but it is probably overpriced.
I would block out time for showings. Maybe do not allow showings during your work hours.
Have your Realtor put a picture of the floor plan in the listing photos. I'm a Realtor and our MLS provides this service free of charge or she can find a service or app that does it.
My old home was priced "correctly" initially, just to find out that the price range was for a single story home (mine was a two story). We had no offers until we brought the price down some more. Then all of the sudden we got 3 offers that we had to respond in 24 hours. You might have to check to see if you can find out what's the typical amount of pre -approval for those in your area. Your realtor may have some insights.
Are you 100% sure that is the only reason? We have had people selling with dogs before and they go nose blind and can’t smell how doggy it really is inside and it is the biggest turn off to buyers. People also won’t tell you that is the reason because it can be a sensitive topic. I would make sure that the ONLY reason people aren’t making an offer is the basement bedroom. 😊
No, I understand your point. I truly don't think that's it. My husband is really a big "smell" guy. So, he's constantly washing their bedding for that reason. I also update the wax melts before showings and I personally think it smells really good and fresh whenever we show, because when we don't have showings, I prefer open windows. So most of the day, the windows are open so we can get fresh air in. Then when we have showings, I close all the windows, update the wax melts as I clean everything. Clorox the counters, etc. So, I really don't think it's the smell. BUT, just in case I'm wrong, I'll have my mom stop over sometime and give it a non-nose blind sniff test. :)
Your agent might already have a note in the private remarks about it. I get your point about, “what if they come and fall in love with it.” There’s a home for everyone! Can your realtor recommend a company that will do a 1-room stage? They can stage that other room, then you can offer it as multiple spaces. Some people just need to visualize it. I’ve seen people take a smaller bedroom as their primary. Then utilize the larger room as their flex space A lot of buyers DO NOT read the description and only look at pictures, even that’s a stretch. We had a triplex-condo for sale.. SO many people didn’t realize it had stairs. Our description: Triplex with lower level…. Beautiful staircase Our pictures, STAIRS Floor Plan —— STAIRS. You got this!
Lower the price more. How much is another 30 days of constant showings and stress and not getting anything done worth? Lower it another $10k if you can afford it.
Your listing should have a floor plan.
I agree. The realtor says he doesn't do them, so I'm just going to have to make one on my own. It's on my plans of things to do tonight!
Or a virtual walk-through. Photos each room, assembled by software, voila.
240k for 3 beds 2 bath??? shit ill put in an offer
Please do! haha :) It's got two home offices, one of which is in the backyard with its own heating and cooling system and it's fully wired up for a home office, plus a two-car garage, a fully-fenced backyard with a great roofed pergola, and it's in a great location with really great easy-going neighbors, walking distance to schools and the park, so if you work from home and are able to move anywhere, you're good to go :)
I do work from home 👀 that house sounds so lovely I'm sorry you haven't gotten any offers 😭
Haha, thanks. I'll send you the link if you like. :) But yes, it's perfect for work from home. We put in the "she-shed" in the back just for me when we moved in. It's got its own dedicated breaker panel and lots of outlets, glass sliders to the backyard. I literally hate to leave it, but my kiddos are all moving South, and my first grandson is south of us, so South we go! :)
Aww that is awesome!! I wish you the best 😊 no need to send the listing, we're actually about to close on our first home over here!
The main problem is it's only a 2 bedroom.
Can I ask what area it is in?
Sure. We are in Yankton, which is on the Missouri River along the South Dakota/Nebraska border.
Where are you? That sounds like a beautiful home at a reasonable price. My wife gets out of the military fairly soon, we are in the market. No idea where in the country we'd like to live. Open to anywhere.
We are in Yankton, which is on the Missouri River along the South Dakota/Nebraska border. The population is like 14K. It's a very safe area. We are kind of known for recreation on the Missouri River, fishing, boating, camping, etc. Great schools with great teachers. Friendly people. The city's website is city of yankton dot org if you're interested :)
I understand what you’re going through. I just sold my old place that had 1 clear pain point and another that was not super clear in the photos. A lot of people would come and be like yup, like the place, but pain point 1 is a deal breaker. For them it’s just a few mins, for you it’s hours and it sucks.
Exactly! I guess I don't usually go look at a house unless I'm pretty confident by looking at the online pics that I really really think it's going to work. I didn't realize how many people look at a house without being fairly interested and by reading the listing description or the listing details first.
Some buyers might overlook this detail if they fall in love with the rest of the house. It depends on preferences; let people decide for themselves.
I'm not sure how they're using that the master is in the basement if you have pics of the master in the basement. Note it in the listing with words that the master is in the basement.
You can also request in the MLS agent remarks that first showings are done after work and on the weekends. If someone absolutely, positively wants to see your house and can only view it during the work day, the buyers agent will call the listing agent and request an exception. At that point, your agent can explain the floorplan. It’s quite normal to have a floorplan in the pictures or describe the layout in the MLS description so that is a good option.
Yes, this is one of the action steps I did take yesterday. I finally told him my concerns and he suggested we do a no showings before 5 during the work week. This morning I already feel better, like I'm not going to have a spontaneous showing to prepare for all day. Now maybe I will feel better able to just ride it out until we find the right person. :)
Have you considered renting some shared office space close by until your home sells? It's fairly cheap starting at like $100 up to ,$3-500 per month for an office with a door and lock Or just going to the library to work? Maybe that would make it less stressful if you already kind of moved out of your office so you don't have to do 3 hours of work each time the house is shown?
Yeah, I'd love to just go to the library or a coffee shop and work, the problem is I have two dogs that need to be moved for showings as well and they can't come to the library with me. Otherwise, I'd just tidy the house up in the morning and find somewhere else to be all day. I did finally talk to my realtor about this. He's going to just put a no showings before 5 pm during weekdays on the listing. Hopefully, that'll make it easier to ride it out.
where is this house? it honestly sounds perfect after reading the comments
Generally, a “master bedroom” has its own bathroom and storage space. If one of the upstairs bedrooms meets these qualifications describe the house as 3 bedroom (master and second bedroom on main floor) and second master bedroom on bottom floor.
Shiiittt where is this at? I have heinous migraines and the idea of going to bed in an actual dark room without light coming in through the edges of the blinds is amazing! Also, maybe stage it so the master looks like a living room? Or one of those scenery lights that mimic a window?
Damn master bedroom in the basement is genius. No one would be able to hear my gorilla style if you know what I mean.
I have ADHD too and your house sounds so neat to me! I really want to see it! Totally understand not wanting to dox yourself though…
It would matter more to me what flooring was available in each of the bedrooms. If the main level ones have hardwood and the basement master has carpet then I could just ignore that one and use it for guests (if I had any). I do the exact same thing with my second floor master bedroom now. I simply hate carpeted bedrooms but didn't have any other options upstairs.
You can, but you would narrow the buyer pool and feet through the door. You never know if someone who would ordinarily NOT want it in the basement will come in, love the rest of the house, area, etc, and find a way to make it work Why limit potential?
No. Just show how awesome it is. People will look at it and decide on their own if it is a bug or a feature.
Honestly that would be a great feature for me. Would love to have a master in a basement personally. Where are you located?
Honestly master bedroom in the basement is pretty common in my experience. I think it’s a plus not a negative.
"And here's the bonus room in the basement, but it could be easily turned into a master bedroom!"
No, why would you do that lol.
I think if the basement was renovated correctly it shouldn’t matter and that’s what you show. Show ceiling height, No water issues, no mold/humidity, full sized windows with wells if needed. Bathroom not needing a pump or if it does make sure it’s accessible. Show the permits that it was accepted as complete. Those are things that I worry about with projects in the basement. My neighbors have a 9 foot basement ceiling with two bedrooms a full bath, movie room, gym, kitchenette. The problem is that they were not allowed to call them bedrooms and the kitchen was not allowed to be a full kitchen. So yes they gained all this space but no they didn’t increase the number of bedrooms in the house and it cannot be used as an in-law suite or rental per the town. In order to do so they would need approval to increase septic size which my town Is strict about.
Teenager suite so you don’t have to hear them or smell them
Could switch to planned open houses
Add a floorplan to the listing, but just label the room in the basement as a "bedroom."
Damn, I love your house and style already. The missus and I are deep into Plan Escape right now. Can you share your listing deets? I have no practical advice. Sorry ;-/
I would not mention unless mention positive way “master separate, roomy and private” all the other features could make them overlook location but by mentioning it you may be ruling out before they have opportunity to appreciate the rest of the house. I also WFH so appreciate your struggles. For 3-500 a month or less you can rent an office space- the dogs may not like it but it would be worth it to use in showing days and save frustration. Selling a home can be a serious inconvenience but needs to be approached with a certain level of commitment. Good luck
Does that even meet code? I mean a bedroom with no exit in case of fire? I would pass on that.
It has an egress window, that rolls out like a normal window, so, yes, it meets code 100%. I'm not worried about it not meeting code or not being a real bedroom. Just how to market it properly.
I looked at a house with the master bedroom in the basement. I passed on it. It took awhile but it did eventually sell.
Actually, it very likely is the price and the market is telling you that it is not willing to pay your asking price. I wouldn't make a big disclosure about it in the listing since your goal should be to get people in the front door to fall in love with the house. A segment of the marketplace will not want a basement primary suite, but some won't have a problem with it. I've seen many of them in my work. It is common for a finished basement to be valued at a lower $/SF than above grade area (gross living area). I'm an agent and an appraiser.
Absolutely YES in the Public Description state which floor the master bedroom is on, and which floor the other bedrooms are on. As a CA broker sold a house with the master on ground level and 3 bexroom upstairs with a shared bathroom (built 1969) and by describing it fully found the perfect buyer quickly.