Ensuite

A potential buyer might just tear out and remodel all the bathrooms. I would not make such a change simply for putting the house on the market UNLESS all the other houses on the market have that feature.

Ensuite

Ensuite would be better. That's my personal opinion. The market won't reward you the cost of making the change.

It won't hurt the valuation to leave as is. As an appraiser, all I am concerned about is the number of baths and number of fixtures within the bath. You have those boxes checked. That is how most buyers will look at the issue. A realtor may have a different view as to the demand for ensuite in your market.

Spend as little as possible to sell your house. I wouldn't even bother with changing that.

The ensuite would be appealing to me, but I'm not the buyer. And you don't know who the buyer will be, and what he'll find more attractive. Unless it literally doesn't cost anything-I wouldn't change the indeed flexible plan.

It's a good dilemma to have:) Whichever way works or can work in the future.

This is not where you should be spending your dollars. It will not get you a penny more to change it.

I would leave the 2 hall baths as is. 2 ensuites is not that much of a game changer to make your house more tempting to buyers. If the bathrooms need updating, spend the money on painting, tile or fixtures.

Two hall baths is preferable. If you had a guest then all the kids could use one bath and the other could be kept clean for the guest. When the guest wasn't there then the kids could use both baths. Also if one is out of order or being worked on then it is easy for the kids to use the other.

I've seen this a couple of times in my years selling real estate. Each time, it is always met with the same confusion. Buyers don't like two bathrooms right next to each other in a hallway. Its silly. Change it to an ensuite. It sounds like its a minimal cost to remove a door and close up the wall.

Thanks for the comments. Linda117117, that is what I was thinking and appreciate the professional perspective. Cost is not the issue here, I was simply looking to see what people would find preferable.

I think the ensuite would be most appealing and sell the house faster. I would love it and tried to find this when I was house shopping.

Jane

I would leave it as is, No need to spend the money. It's just as easy a change for a buyer if it matters to them. I have an ensuite bath upstairs that we are looking to change to a hall bath or hybrid more like a jack and jill. We built out a space to create another room so access is the issue. Your three boys are all thinking about the room with the ensuite, not the times when the hall bath is occupied and the third brother needs to use the bathroom so he enters (or can't enter) the private turf and the bickering begins.