Kitchen upstairs or down?

[Sparks]

I originally set up my major remodel to be similar to a garage apartment for the main living space upstairs (about 1400 sq ft), 3 bedrooms, (one is currently being used as a living room but could be a bedroom),bathroom, kitchen and dining room. Downstairs was to be utility room, full bath,vestibule for main entrance, and an 800 sq. ft rec/family/whatever room. I'm at the point where I'm second guessing my plan. Myself, I would be fine with this arrangement but I'm looking to sell this place and would like input. Should I forget the upstairs kitchen and dr and just make it 4 br's and a bath upstairs, then put the kitchen and dr in the big rec. room downstairs and still have a rec room/family room but smaller? I was thinking the big rec. room would be a nice selling feature but I'm wondering now if the upstairs kitchen and dr would not appeal to most people. Changing things now will cost me some labor and material but I also don't want to make the home unappealing due to the upstairs kitchen and dr. Any thoughts on this?

[Cole]

I would always put the kitchen downstairs.

[Tom R]

Yeah, Sparks, I would definitely re-think that one, - - seems like groceries up and garbage down would get old real fast. I'm no authority on the matter by any means but IMO I would think it would be a strong negative for a potential buyer.

[Sparks]

Thanks guys, luckily I'm not too far into it to change things around a bit. The lower rec. room I mentioned would be the only place to put it then. Does anyone have any ideas on the floor plan? The 800 sq ft room, 33' long, has a cathedral ceiling with a 3/12 pitch, scissor trussed. It's just one big open room, I'm just trying to picture how this would all tie together. I'd like to keep it as open as possible but just can't come up with a plan that will look good. I tried looking at some floor plans online but nothing would work for a room this size and ceiling pitch. I guess this is why designers and architects are around. So basically this area would be for a kitchen, dining room and a family room.

[Tom R]

Welp, - - seems like Cole or Sweep might be more into the design/architectural end but I'm always willing to 'dab' in it and give it a try. How about a rough layout w/dimensions?? Where's the front door located, where's the back door, windows, driveway location, and all that??

[Cole]

Can you post a pdf of what you have now?

[Sparks]

Yeah, I'll try at least to post a rough sketch. I'm no computer guru so bear with me. Well, I just tried now and apparently my Ms Paint sketch exceeded the limit for the site. I'll try a few things in the am and see if I can get something posted.

[Cole]

Send it to me:
colemcconnell@coleconstructiongroup.com

[CThomp]

I like the idea of 3 beds/2 baths up stairs. For resale a master bath is probably a good thing.

[Cole]

Sparks, tell me whats wrong with it and I will fix it.

I will draw some different scenarios for you with the kitchen.

[Sparks]

Great, thanks for taking the time to give me some ideas. I was just trying to come up with a good layout/ floorplan for a kitchen, Dr and family room for the area on the print. The kitchen just needs to stay close to where it's shown now for plumbing reasons. Other than that, it's a blank canvas.

[Cole]

Sparks do you still need help with the kitchen design, if so let me know and I will work up something for you, that will fit the space.

[Sparks]

Well after consulting with the little woman, we are going to put in a basic kitchen upstairs and go with the open rec. room downstairs. This is a weird house and the layout is not typical. I'm thinking we'll finish it as is and see what kind of feedback we get from potential buyers. The rec. room was never really insulated or designed for full time living quarters, more like a 3 season room, so we're going to see what happens and try to save some bucks, sell it, and move on. Thanks again for all the advice and thanks Cole for the offer to help, appreciate it.

[Cole]

No problem.

[rabadger]

I vote for kitchen down, bedrooms up, or ktichen down some bedrooms up and one bedroom down.

[Cole]

Post some pics when you get done.

[David]

Hope all is going well. I just now am reading old posts in this forum. I don't mean to point out the obvious, but have you talked with any realtors? They could give you ideas on what would be easier/harder for them to sell. Many are more than willing to give you input.

Personally, I'm with the kitchen downstairs. My wife and I had an apt in our first year of marriage. It was 3rd floor. When we bought a house, it was a great feeling to park in the garage and carry the groceries to the kitchen on the same floor. Just my $.02.

- Dave

[Sparks]

Thanks for the reply. Yes, I have consulted with 2 real estate agents, both tell me the difference would be maybe around 10 G asking price. More for the downstairs kitchen. I don't think this will hinder the sale but we'll see. The big selling features here are the 7 acre lot and the privacy. So many people are trying to escape the noise of the city and my town isn't too far out. I may even install the needed plumbing and electrical downstairs as well for a kitchen so all the buyers would need to do is install the cabinetry, no need to hire a plumber or electrician, still kickin that idea around.

[David]

Wouldn't that be a lot of extra work. I don't think you'd get any extra return for it. It's a nice to do for someone, but seems like lots of work. 2 circuits for receps over counters, 220 for oven, dedicated circuit for dishwasher .... gas hookup? .... plumbing for sink/dishwasher, plumbing for fridge(?).

[Sparks]

Like I said, I was just thinking about it. It wouldn't be much work since the main electrical panel is nearby, the plumbing is close and I still have an open stud wall opposite where it would be. Probably won't actually do it unless it would make or break a sale.

[11chaos]

It would make a big difference if the house was a split level.

or

You could always do the main Kitchen downstairs and an efficiency upstairs.

[David]

Sparks - did you put it upstairs then?

[dantheman9727]

I would absolutely put the kitchen downstairs on the ground level. Having some experience in real estate sales, kitchen, and laundry will always help sell if they are on the main floor

[kayliekitchen]

I always want the kitchen downstairs than upstairs, because when you got home from work at night and you're hungry you would not want to climb up the stairs or what so ever just to eat. How ever this idea could be nice as well for a change.

[TheDoctor]

Definitely put the kitchen downstairs. I agree it will for sure be a problem for potential buyers.