I wasn't able to view any of the pictures. I just ended up on photobucket's sign up page. That said, going just on your description of the situation, my vote would be to make a formal 3rd bedroom out of the loft. As you noted, that would definitely help you out with the comps.

Would you have to walk through the master bedroom to get to the loft/bedroom? If so, it isn't a bedroom no matter what you do to it.

Do you have better photos?

I didn't see the pictures, but if you can easily convert it to a bedroom, I think it is an excellent idea. Lots of bedrooms are that small.

I would leave the loft attached to the MBR as an office space. That way you have a MBR, closets and MBA plus an office all in one space. I see what you mean about an akward transition, can you put some type of door - accordian, french doors etc there.

I would convert the 109x102 loft into a 3rd bedroom. I don't think that is too small. If you go to the small house forum, many people there would think its a decent size. It will work quite well for a kids bedroom.

Good Luck.

Have you thought about making it a space for tv viewing(media room)? Make the LR a 'formal' LR, sans tv, and have your hook up for tv, stereo, etc, up in the loft. Check out consignment stores for a small sofa/loveseat, or a loveseat/two chairs, whichever fits the space.

Going thru the trouble of making the space you're using as an office into part of the master bath may not be a selling feature, and turning the loft into another BR, when 3 is usually the norm in a condo, might not be, either.

I have a sitting room off the kitchen, so my LR can be advertised as a separate LR, not a greatroom, or FR. For all practical purposes, that's what the sitting room can be used for. ;o)

patty_cakes

I can't view the photos either. It would be alot easier if you provided a clickable link to the album that contains all the photos. Copying and pasting each photo (even if we can see it) is tedious.

Here are the pics:

I think you should absolutely add the closet to your loft so you can list as a 3BR. I just went through the exact same thing. I have a 2400+ SF house but it was officially a 2 BR. I just had a carpenter come in and close off one end of a 10'x22' bonus room to make it a 3rd BR.

The idea is to get your listing to show up on as many searches as possible and most people look for a 3BR even if they only need 2.

I had enough room in my bonus room to put in a large walk-in closet, but you might want to keep your closet to a minimum size and keep the room looking as large as possible.

I now have buyers who are putting together an offer. They don't need to use the bonus room as a bedroom, but they were looking for 2 bedrooms and an office space so they were not looking at 2 br homes.

Just to clarify, the first two pictures are of the office space attached to the master bedroom, where you go from the bedroom to this sink area to this toilet/tub space to the office space.

And, the following is the picture of the loft. This space is not attached to a bedroom. Instead, when you go up the stairs, the stairs splits in two directions: to the left is the loft and to the right is a hallway that takes you to the second bedroom and the master bedroom.

Its kinda small, and obviously was not originally intended to serve as a bedroom. You could fit in a small bed, as you can see in the picture and probably not a lot beyond that. But, there's room for a closet once you tear out the built in bookshelves and use that space for the closet. And, to further illustrate how bad the layout is, the vertical blinds are covering up a sliding glass door. A sliding glass door for a loft on the second floor, with nothing beyond that. No deck, nothing. So, somebody could carelessly open that door and fall outside to the ground.

I was talking to one of the neighbors, who are original owners and bought their unit while it was being developed, and they were telling me that the complex was developed during a really strong market. Seems that the developers figured they didn't have to worry about coming up with a good layout, and that they could just slap something together and buyers would come anyways. The best thing about these complexes are the views, and the units didn't have windows to take advantage of these views until buyers moved in and later on added the windows themselves.