Are you willing/able to move windows?

No not really.

You will want to consider the size of the proposed master suite as compared to the remainder of the house. Can you achieve an enlarged master suite without losing a bedroom? Possibly consider a small, bump-out addition to the side or rear.

The house would lose some value if it's only a 2 bedroom even with a decent sized ensuite.

JFA: I don't think we're willing to extend any part of the home where it involves the exterior. Dytecture: We realized that and we're ok with it. We're not flipping the home and there are 2 bedrooms down.

I think what people are responding to is the fact that all of your room sizes are on the small side. Therefore, creating such a large MB is out of scale for everything else. However, if you take only a portion of the second bedroom, and enlarge bedroom 3 with a portion of it, then your result would be more balanced.

i thought you could use the area under the staird for additional storage in the other bedroom

waila: thank you for the ideas. it's definitely turning some wheels.