I wouldn't sink $30K into that. I would do a list of everything you want done in the house by priority and then choose where to spend your money. The tile doesn't look that dated to me.

I would just frame the mirrors and call it a day.

I would have factored that into the price of the home to determine whether to buy it or not. Personally, I do not care for that tile, so I would either have gone into the deal knowing I had to gut the bathroom, or not bought that house.

If you are not staying long term don't invest a fortune updating the bathroom. Your return on investment is high for bathrooms and kitchens, but is less than 100% - so you will spend more than you get back.

I would only make a few changes.

1. Replace the vanity stool with something far less ornate.
   2. Change out the faucets and knobs and anything else that is gold. Use a brushed nickel finish without any faux crystal knobs.
   3. Paint the walls a darker color where that tile blends into the walls.
   4. Get new vanity tops - maybe a gray to pull in some of the gray from the tile.

2. If possible paint the front of the tub surround the same color as the walls.

I wouldn't spend $30,000 to gut that bathroom. It might not be your taste but it's clean and functional. I can't imagine you would get $30,000 more if the bathroom was gutted and done in a different style.

I would imagine there are far better uses for your money.

that's pretty high. 30K for what, exactly? custom vanities? new plumbing? high end tile? new electrical? just to retile and replace vanities should not be that much

Friend of mine had the almost identical bathroom to yours (with a water closet) and had a complete gut for 13K. I couldn't believe it but she showed me the work (all new tile floor, shower, new vanities, plumbing moved, new window) and was surprised it came out so well.

shop around and get a ton of references. If you do your own demo and disposal, you could save 1-2K.

if you want to keep your tile, just get two new vanities and perhaps a free standing tub. Frame out the mirrors with natural wood or white, get some roman blinds and some new lighting. you could all of that for 5K, easily.

some design ideas: two separate vanities

if you want to keep the tub, consider facing it with a similar material your vanities are made of (you could also do a type of wainscot in a vinyl panel and trim)

another option is to do one double vanity

Update/clarification:

I did factor the costs into the decision to purchase. The 30k includes two new vanities, a new tub, new tile, same configuration so no new plumbing or electric. Tile would be very inexpensive nothing custom it would be in the $2.25/sq ft range

As more houses started to come up for sale in this particular neighborhood, I understood the market better. I’m relocating from out of state. I got a good deal. This home has a superior back yard with a flat walkout basement with daylight French doors and windows. Others have a slope with unusable space or a basement without daylight.

I have had the opportunity to see more houses with more modest undates than I planned. It’s a VERY family oriented area.

People are paying top dollar for the school district. I didn’t buy right before the school year started so some families were not looking and ready to change schools. Houses sell easily without bathrooms done at all. This bathroom (even without tile that is my taste) is considered mildly updated for the area.

Being such a family friendly area, basements get decked out and MBRs get modest updates. I got a deal bc the basement is finished but very plain. Just minimal. Parents sacrifice for the kids

So, although kitchens and baths have a high return, I know whoever buys the house next MAY not value bathrooms as much as basements.

I can afford to do both. However from what I see I’d perhaps be overimproving. It would be the best comp. I’m just not sure if given two options, the bathroom would be a determining factor.

Just trying to to be smart.

you won't get money back on a bathroom unless you bought your house at the correct price and the bathroom was a pit.

therefore, if your basement is a pit (other than literally....) spending some money there will come back to you, but not all of it.

@mic1224: Your statement here says it all: Being such a family friendly area, basements get decked out and MBRs get modest updates. I got a deal bc the basement is finished but very plain. Just minimal. Parents sacrifice for the kids.

Since you move often, spend your money where you will get the best return: on the basement. Sounds like you bought it at a great price and have an opportunity to change the basement into something more desirable for the buyer market in that neighborhood. Do that room first. Do the very minor updates suggested for the master bath, but not the gut and remodel suggested by the contractor.

I would not spend 30k. Go ahead if you absolutely hate the bathroom and want to update for your own enjoyment. Just keep in mind that there is a high likelihood that you won't recoup your investment.

I don't think that bath needs many changes. I would add new hardware, new faucets, new mirrors (or frame them), get some natural area rugs for in front of the sinks and natural shades for the windows.

I think you have only 2 choices gut it and get all new since the shower will have to be gutted in order to replace tile anyway or do what Jennifer suggested.

im in the north Atlanta area too-- and you have nailed the market for this area. That bathroom is fine for the area, especially if you aren't likely to stay a long time. I have seen bathrooms like that in homes from the low $300's all the way up to the $600's or so depending on the lot and other features of the home/neighborhood. I used to be caught off guard when I saw homes in those higher price points with master baths like that hit the market and still sell in a few days, but at this point, people buy ANYTHING to get into the schools in the area and pay a premium for it.

Make some modest updates to make it enjoyable for the time you are there (new hardware, maybe new counters, new faucets) and spend money elsewhere in the house in a more family oriented space. sounds like you made a good purchase!

I like the bathroom. Make some small inexpensive changes that make you happy and save your money.

We did a modest update in a previous home (under $1K) and we definitely recouped when we sold. We updated the fixtures in oil rubbed bronze, framed the mirror, updated the light fixture and painted. Doing those things alone will make a huge difference to your eye.

Get more estimates. 2 years ago we remodeled three bathrooms in rural Texas (near San Antonio) for $60,000. We gutted them, moved and removed walls, moved doorways, jackhammered the slab to move a drain, and had custom cabinets and shower made. Our contractor is not known as a discount builder, either. We had to wait six months to get him. Also for that price we had four double-hung windows replaced with picture windows, 15 hollow doors in the house replaced with solid, and a new exterior door added to replace a window. Get more estimates.

I think the issue is not whether a gut remodel can be had for less than $30,000 but whether a gut remodel makes economic sense at all in the OP's market. It appears that any remodel would be done solely for the aesthetic pleasure of the OP since it is a typical bathroom for that area.

To the extent OP wants to spend money, it could be spent on another project which might actually yield a greater ROI - if that is his objective.

The bathroom is not a place of horror currently - at least in my opinion and compared to many bathrooms which truly have outlived their functional life. The OP's bathroom is just aesthetically displeasing to the OP. Future buyers would seem to be accepting of a less than spa level master bath as opposed to upgrades that actually improved the quality of their family's life.

I wouldn't gut that and I wouldn't pay $30k. I would retile the shower walls and floor. I would get new vanity tops, and I would paint the vanity cabinets. Then all the other stuff is just small cosmetics .... new lights, new mirrors, new hardware, etc.

If you're in Atlanta give Ashley from Mactown Tile or Kris Nardone from KN Tile a call, they'd be my go to guys in this situation.

The vanities are the most dated part of this bathroom. That's the only thing I would replace.