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Dear Kathe,

 My house, a traditional American four square, currently has 1.5 baths with 3 bedrooms on the second floor and two rooms on the 3rd floor (one used as an office and the other a playroom/family room).  I really want to add a master bath on the second floor but this would reduce our bedrooms on that floor to two and I’m worried about future resale.  Thoughts?

 The answer to this question is not so simple. There are many factors that must be considered, the first of which is the likely sales price of your home. At a certain price point, 2 full baths will be required – in Sewickley Village, that price point is likely in the range of $400,000 and above. If you expect your home to sell above this price point someday, you are going to have to figure out how to get a second full bath in your home (and not in the basement)!

The third floor is the most obvious and most frequent place to create a master suite in these scenarios. It would probably be difficult to sell a home with only two bedrooms on the second level, particularly if the two remaining bedrooms on the third floor have to travel down a set of stairs to use the bathroom. Third floors can be reconfigured to create private master suites, leaving three bedrooms on the second level which can be used for a variety of purposes. There is a negative that must be considered, however. Sometimes homes with third floor master suites can be challenging to sell because the home owner doesn’t want to have to walk up two flights of stairs to get to bed each night. If you get to a price point where the most likely buyer is near or past “middle” age, you may find that a third floor master limits your marketability. Third floor masters can also be perceived as a weakness by families with very young children, although with the advent of video baby monitors, this may be a lesser issue for young parents.

Given the limitations of third floor masters, they still receive my vote in light of the circumstances. Assuming you hope to sell your home for more than $400,000, a second full bath will be a necessity, and a third floor master suite is the most sensible way to attack the issue. Just make it as luxurious as possible so that when you go to sell your home, the buyers are so impressed with what they see that the extra flight of stairs seems like a minor inconvenience to get to their private oasis!