I don't see anything wrong with the tub at all. No need to hide it with a curtain. I think Calidesign is right about changing the faucet. You can make that tub look much more modern by just doing that.

i dont think the tub needs to be hidden, but a pulled back curtain could add some softness and color assortment to bring the various colors of the fixtures and floor to be on the same page.

its good to have something fresh to look at. the strongest color of the curtain can have the towels and tub mat to match. right now its all too mismatched beige, and you are right to not go ripping it apart.

I have worked with realitors many times over the last years. PLEASE talk with your realtor first and see what they recomend. One of the most common problems is people spending money on the house for resale that is a waste. If you hav'nt cunsuleted with your realtor yet, do that first.

I would just change out all faucets to ones more updated & change the one lighting fixture to two (one over each sink). Make sure the room is absolutely spotless & offer an $8.000. discount to rehab the master bathroom.

A couple easy fixes stand out to me..one would be to frame the mirror with wood trim to be painted ....change lighting fixture to two sleek but simple contemporary fixtures...easy to hide the wiring before you apply the mirror trim...next paint the walls and sink cabinet the same color...then choose a large poster or art piece for the wall on the left...let that set the pace for the room...and dictate the wall color choice...perhaps a dramatic city scape silhouette...or a colorful tropical scene...or a huge botanical ..like bamboo ....this will bring life and interest to the tub niche...and create the foundation for wall and accessory colors...lastly if the budget will allow put a hanging light fixture above the tub...the goal is to make that tub look like you love it and spend many wonderful hours soaking and relaxing there...people always want the master bath to special

The idea that things are "dated" when they are clean and functional is overdone and comes from HGTV. It will not give you a return on investment to redo the master bath. Most "up dates" will not give a 100% ROI unless you start with something below value - broken, not functional and return it to functional and / or add square footage. One of the most misleading ideas on HGTV is that you can put $80,000 into a home and increase its value by $100,000. This is only true if the property was below market value due to needed repairs like foundation or electrical work, and the repairs got done, bringing it up to market value for the square footage. Changing out one functional bath for another will get you very little.

I am surprised that the property brothers think opening up an older home will increase its value by thousands of dollars. In my area, it will not appreciably increase value to tear down walls if no square footage is added. I've noticed flippers in my area are having a hard time getting ROI - because they are trying to flip homes which were not that bad to start with.

The most important factor in selling a house is pricing it right and having it be very clean. Look on Zillow or other real estate sites to compare your home with other homes for sale or recently sold. This will help you arrive at a fair market price for your home.

I would hire a stager to do your house for a more modern feel. People can see what it could be.

It does look dated, and you want to ensure that your house and bath can compete with others that are on the market. I agree with ritasj, and I'd add hardware to the vanity. Remove the floor standing shelves that are over the toilet. You might want to consider abstract art also. Ensure that you have fluffy white towels for the open house.

When I built my house, one of the first things I changed was to remove the builders grade bath vanity, mirror, faucets and countertops. I would never buy a house that still contained these items....Good Luck.

Thank you everyone. What I forgot to mention is that I will be painting out the oak trim (pure white) as that is what we have done throughout the rest of the house as we slowly updated. Would an cream wall color still work? I will likely paint the vanity as well (just don't know if I will go white or dark yet)

The initial plan had been to gut it after living here a couple of years (thus leaving the beautiful chrome toilet shelves and no decor) but, having to put in a new septic system this year and an unexpected upcoming move for work derailed that.

Unfortunately, even if it was in the budget, hiring a stager isn't an option. We live in a rural mid-west community. No stagers, per se.

I really like the idea of 2 light fixtures. But, I don't know if I can DIY that and/or if I can get DH on board with his limited free time.

I think I will frame our the mirror, though. Minimal work/money involved and I think it's a much more finished look.

Oh, and the tub faucet. Unless I'm just daft I don't think we can change them out. There is no access panel to the motor or plumbing. Brilliant design, right? But, I will on the sink. Have gone w ORB through the rest of the house. But, I think I will have to stay chrome in here since I can't change the tub hardware and the shower is trimmed in chrome.

After you talk to your real estate agent about changes, if she suggests new paint, deep spring cleaning and decluttering, take her word for it. You can add finishing touches such as thick new white towels and a live orchid.

Rather than change the sink faucets, try replacing the plastic handles with lever-style chrome handles.

It's fine to use the same white paint color as the trim paint you've already started with in the rest of the house. If the beige/white/chrome monochrome look doesn't photograph well when you try it with your own camera, switch the towels to a bright accent color such as red or coral. Using the same accent color throughout a house is a good stager's tip.

gray is very in these days, so pick up the gray in the bathtub tile and run with it. Art, plush towels. And I agree with changing the faucets, mirrors and lights.