I'd like to know a Realtor's take on this, but I'd think it has something to do with the size of the house. Four baths in a 1500 sq ft home would be strange, but you might 'expect' four in a large house. I'd want to know where they are, too; should be at least one facility per floor. There's also the consideration that kitchens and baths are the most expensive parts of a home.

One needs to know the size, approximate price range and floor plan of the home in question. Also need to look at comps.

Also, a 3 bedroom / 1 full bath home going to a two full bath home will gain more value than a 3 bedroom / 2 full bath home going to a 3 full bath home.

It all depends on your market area. If the "typical" home of your size has three bathrooms, your's should too, for maximum value. If you have one extra bathroom that would probably command value equal to the other bathrooms when adjusting the comparative values between homes. However, if you have a bathroom or bathrooms that are too large---say, the size of a bedroom--- or too numerous, to the extent that the bathrooms represent too much of the living area, that would be noted as an unusual unfavorable condition and the home value adjusted down in value accordingly,

Are you thinking about turning a bathroom into a closet? Is this related to the bonus room thread? If so, I think you probably lose more in removing a bathroom than you would gain in adding the closet. And it is certain to cost more than just creating a new. If your home is 3 br and possibly 4, having a 4th bathroom might not be "required" but look at your home's layout as well as the expectations of the neighborhood. If the remaining 3 baths are all connected to the BRs (en suite type), if it means losing a pool or guest bath or not having the 4th baths would be a otherwise leaves potentially awkward situations, then the 4th bathroom is more important than just a number.

If these aren't related, is there a reason you are stressing so about the resale value of your home? I would think you would be in a rising market.

Lascatx, same house, unrelated topics. I'm not stressing, I'm simply trying to figure out the value of my house. A price that's reasonable for buyer and seller, without leaving too much money on the table. And yes, we are in a SLOWLY rising market and we'll make a good chuck of change on the house even if it sells on the low side. We may or may not use a realtor so at this point I don't have any comps. I do however have the listing and sold price of the house directly across the street from me, which I am basing my price.

The house across the street is exactly like mine in quality and finish. It is a four bedroom, four bath with bonus room and office and 4500sf. My house is a 3 bedroom, three bath with bonus room and office and 3600sf. Across the street house sold in June, within 2 weeks of listing and they did very well with the price. My neighborhood, or at least, my end of the neighborhood is only about 10 years old and homes range between 2700sf up to 7000sf. They all have 3 to 4 bathrooms and 3 to 5 bedrooms.

I'm thinking I should be looking at price per sf since the major difference with the two homes is size.

Why don't you call a realtor and get them to give you an evaluation? I know you said that you weren't sure if you were going to do FSBO, but it couldn't hurt to meet with a couple realtors and get their feedback. You may even find one that you like that you would like to work with?

I don't want to call a realtor unless I know we sincerely plan to use one. To do otherwise feels unethical to me. I think an appraiser would be more appropriate at this juncture.

If the norm in your neighborhood is equal number of baths as bedrooms, you will devalue your home by losing a bathroom.

The norm is not equal bath to bed but the range of each.

I'm sorry I don't know what that means---"the range of each". ??

Thank you Lascatx, you make a lot of good points.

Have you heard that home prices in Texas might start falling due to cheap oil? I certainly hope that's not the case, Texas is just now getting a foothold in home equity.

I think I would be comfortable with interviewing agents as long as I say up front that going FSBO is one of our considerations. Sure, not paying a 6% commission would be great but I doubt we could get away with not having to pay the 3% to a buyers agent. However, I would like to have 3% of wiggle room as well.

I'm an extremely objective person (much to DH's consternation) so I know very well all the faults and weaknesses of my home as well as it's advantages. DH and I are a pretty good team - he's bad cop and I'm good cop! Plus DH is familiar with contract language. The marketing might be a sticking point for me. Even if we do use an agent, I will be extremely picky regarding the marketing. I'm a graphic designer and I'm not going to accept anything I consider subpar. I can do photography, website design, print material and copywriting.

We are in the middle of repair/maintenance, decluttering and deep cleaning. Should we have all of those things completed before interviewing agents or can they see past all of that?

A second bathroom always adds value, even for a two bedroom home. A one bedroom would only need another 1/2 bath for guests to use.

I would like to add that it does make a difference where the extra bathroom is, if we're talking about two story homes. For example, a full bathroom downstairs will have more value when there is a downstairs den or room that could be used for a guest room or extra bedroom. Otherwise a 1/2 bath is fine.

One floor plan that I know of has four bedrooms upstairs. The master is ensuite, so the 2nd bath is shared by three bedrooms. That's kind of pushing it already. I think an extra bath in this situation (make the next biggest BR ensuite for guests) would be of value. As it is, the upstairs hallway is in a giant "C" shape - with the 2nd bathroom at one end and the 3rd extra bedroom at the other end. I think they should have made a Jack'n'Jill bath since the back wall of that bedroom is the back wall of the bath (does this make sense?) It's a long way around to the bathroom.

Magdalenlee...I just had an agent in my home for a general walk through (not an evaluation so it may be different), to figure out what I need to do before I put mine on the market in the spring, but the fact it's about as far away from show ready as possible didn't seem to phase her. She told me she'd seen far worse. So I bet a decent agent can look through the current state of the home, especially if you are up front that you know your home isn't show ready and let him or her know what you plan to do.

I got the impression from the realtors that I've talked to that they like owners who have a pretty good idea about what they need to do to make sure their home is ready for the market. I suspect many home owners don't view their home through the eyes of a potential buyer, and then the realtor has to have the uncomfortable decision about what needs to be changed or updated.

I agree that a good and seasoned agent will be able to see past the work that needs to be done. What they may be hesitant about is whether you and they are really on the same page. Can't hurt to get some insights and ideas earlier rather than after you've done everything - maybe missing the mark on some of the changes or just spending money you didn't need to.

We aren't seeing prices dropping where I am, but we may not be seeing the heating up progressing. That's my read anyway, but I'm not an agent and have a very limited view. I also think the greatest impact for now and the near future would be on starter and smaller homes. Again, talking to at least a couple of agents will likely net you more information and insight geared to your market.

I'd bet it depends on the location of the home and the surrounding region and the ratio of bedrooms to bathrooms and the square footage in the home. For me, two to three bathrooms in a home are perfect. Anything more than that sounds like too much work so I would either not be interested in purchasing a house with four bathrooms or value it less than a house with three bathrooms (assuming everything else was equal). Check the neighborhood to see what's pretty normal and determine if the extra bathroom actually has a purpose. For example, adding a main floor powder room when all the bathrooms are upstairs might be added value. Adding a second guest bathroom when you only have two guest bedrooms might not.