RTRM = Road to Red Maple – I’m tagging my posts with this to
make it easier to search + people who are interested in helping me out can easily
recognize posts. The name comes from a take on the address of first home we
almost purchased.

If you want to see how I got here and my previous posts.

https://www.houzz.com/discussions/rtrm-road-to-red-maple-extra-extra-read-all-about-it-dsvw-vd~5439791 

I think you did well. The pool and covered porch are lovely and convenient but not right in your face as you desired. I like the kitchen island because it has seating on 2 sides which is good for conversation. It doesn't look like the island is too much of a barrier and the fridge is accessible without entering the cooking area. I think you can work with the wall color at least for a while--I agree with you that it may be a bit pink. You could put your TV in the corner to the right of the FP--where the picture shows the angled bookcase. For seating, look for slim-lined recliners that won't be too bulky.

Good luck and have fun! I'm eager to see the "rest of the story".

ETA: see if you can add Home Decorating to this post. That's where you'll get the most help.

I think it's lovely...I'm so sorry if the other one you posted was one that you loved...I hope you will love this one more after you move in.

From the photos posted, Nothing strikes me as offensive as far as paint color goes..they may even leave you some for touching up the patches from the holes their pictures will leave. Also, the window coverings seem rather neutral, so you're lucky there...

You're very fortunate to have so much privacy...but I'm sure you know that, too. Also hardwoods on first floor...very expensive, so you're lucky with that.

The real estate photos are really distorted (as they always are and as I'm sure you know) So it's difficult to judge size...Is there a family room or is it living/dining and kitchen? If it is, I assume you'll want to mesh comfort and good looks in there...

I assume they have no dining room furniture? I see a "chandelier" but no table...unless I'm reading the pics wrong...

You may need to fool around quite a bit with furniture placement in the living room...it looks like it may be a bit tricky, but that's an easy and pleasant problem to have to work on :)

@Junco, Thank you :D I'm glad you saw some things in the kitchen that I saw too :D I'll look for those slim line recliners. Thanks for telling me where to post it.. I can't edit the post anymore.. I could repost.. but I see people getting so mad for others doing that! It may be worth it tho :/ I can't even figure out how to delete this post.

@Pennydesign Thank you! No, the other one wasn't the one I loved and cried over :D That address was 102 Rimrock in Oville if you wanna check it out :D

Overall we do feel lucky with the window treatments, hardwoods, and other upgrades they made. A total blank slate in my opinion :D

The photos are distorted, some rooms read smaller/ larger than actually shown. There is no family room, there is an upstairs media/bonus room (it's over the garage and about the same size).

They don't have a dining table, the one with the buffet (or whatever it's called) is technically the dining room.

I put a partial floor plan in the photos above. Not sure if that helps or hurts. I agree with needing to work with the living room. It's not perfect, but even if I do exactly what they have--- it's not the worst.

I may repost this in the Home Decorating Forum, so be on the look out : D

Oh yeah...I would have loved the other one, too...I'd be all like "Ah've come home...to Tara"

And got drunk on mint Juleps.

I'm sure you'll get tons of help both here, and on Home Decorating. Congrats again!

PS How do you feel about the existing MBR furniture? I might want to ask if they would consider leaving it for X amount???

@penny ... the colonial was so dreamy!!! I’ve never had a mint julep... I’m a rum girl! I don’t mind the sellers bedroom set. I just don’t like the color. I wasn’t envisioning a foot board that stuck up over the mattress. I like the look of a drapped comforter or quilt.... but it’s not a must.

I'm adding an updated floor plan for most of the rest of the first level.

And a blank slate

I've been thinking about furniture since you posted this (as I'm sure you have!)

I feel as if for maximum seating, the layout the PO had works...I would definitely look for something sleeker so it doesn't visually overtake the room. You would have room for a chair in the corner where they have the bookcase...and one where they have a chair, too.

Absolutely get a round table...maybe one that's not too huge but has a couple of leaves so you can extend it into the living area when needed...

Hi, Lindsey B— Congratulations! I’m looking forward to watching you make this home what you love. As I read your post, I was picturing a dinky little “first home” for newlyweds. Then I saw the photos! Wow. I think that’s a *great* house! As others have said, the current colors/finishes aren’t unbearable. You’re gonna have a blast transforming it to match your dream. I have one tiny little suggestion to make, and if I wait till the appropriate time, I’ll forget. It’d be great if you can add a door in the pantry that opens to the garage the way the laundry room does. That would make hauling in groceries much easier.

@ACKCX3 Thank you! I should mention I'm 32 and DH is 30... so I guess when typically people get married at 20/22 we have some life on them! We wanted to skip over the "starter" home and didn't want to move because we bought a 3/2 and outgrew it quickly. And we believe a lot in Dave Ramsey so it took some time for that 20% down + we paid off a car!

We are soul partners.. lol. I was thinking the same thing about the pantry to hook up to the laundry and making it a HUGE space! It's on my "explore the option and figure out a cost!" list.. but not something we can do in the first year. I just need to figure out what's behind the bump out in the pantry (I THINK it's a water heater from the garage). The laundry room has an area where I think people would typically install cabinets on the wall next to the pantry-- but there is definitely some lost space there. Not sure if plumbing or HVAC is there... but I love the way you think!

Something like this = <3!!! but more food storage.. I got plenty of cabinets!

@Pennydesign , Yes, I thought the overall layout of PO was good. My parents loved the color of the sofa. I like a little taller back. And I'm with you on putting another chair in the corner where they have the book case. That should get me to 6 seats. I'm hoping to find some dining chars that could easily be moved to the living if needed for seating-- even if it's cramped.

I'm glad you think a round table will work!

I'm slammed at work.. but hope to put in some scaled pieces in the above layouts soon! I was hoping @BevFLDezigner would pop in and work her magic. haha.

Alright, I put pen to paper and came up with some things. I even found a sectional I like and it even reclines. Not sure if it's a high enough back, but I may have to compromise on that. La-Z-Boy doesn't list dimensions so I took a guess. I love the look of stationary furniture, but I can't give up comfort. I don't like ottomans. They don't support your legs fully. Actually, in looking at it more the handle to recline is on the outside of the sofa, which makes access tricky with tables, and it can only have the edge pieces recline. I think what I like about the sectional is the rolled arms, and a single pillow back, where most reclining pieces have orthogonal lines for padding. I checked flexsteel with no luck.

Rug size for the living room is shown as 12' x 9" - no clue on if that's the right size.

I'm happen I could get a 6 ft table in the dining. 8 people no problem... and probably 10 cramped.

I still have no clue what to do in the master.

Have you looked at this one? https://www.westelm.com/products/enzo-reclining-4-seater-sectional-with-storage-ottoman-h2768/?catalogId=91&sku=2673742&cm_ven=PLA&cm_cat=Google&cm_pla=Furniture%20%3E%20Sectionals%20%3E%20All%20Sectionals

If you scroll down, you can configure your own...

I feel that you're squashing the entry to the living room...if you put the bulk of the sofa against the window (back the whole thing toward the little bump near the front door), you could shorten the part by the entrance to the room (have a chaise section there, maybe? Or an additional recliner (wondering if you could fit one near your bedroom entrance, and also one (at 90 degrees) at the entrance to the living room from the foyer...)

If you do that, you will have room for a chair in the dr/lr corner AND the stairs/lr corner...

@penny, at first look, I didn’t like the west elm sectional... but it grew on me with the flip up head rest! I like the storage arms. I’ll play with the dimensions a little and see! Thank you!

Keep your eye on this just for the heck of it. He won't move it at that price so I expect it to come down a lot.. Website says it can be reconfigured. Of course it might not be your thing at all but retail is double asking. His price needs to be way less.

https://dallas.craigslist.org/dal/fuo/d/stressless-ekornes-leather/6656031369.html

It’s not bad. I’ll keep an eye on it! Thank you! DH said he wouldn’t mind going to look at a few sofas this weekend.

He was balking at the 4-5k price ranges.... so I asked him what he was expecting. He said 1k...... I had to laugh a little. Maybe 1k for a non reclining lower end 3 seater. But throw in 6 seats and reclining and up the quality and while I don’t like.... i understand the price. I saw my parents spend like 5k on 2 leather rocker recliners and a reclining sofa from flex steel 20 years ago and it’s just starting to show it’s age.

To appease my husband... what do you think of Nebraska furniture mart? I told him we could get cheaper brand for the upstairs media / game room.

He thinks that a love seat and sofa would be better. I am wondering if we could fit 2 sofas in an L shape. Backs would be taller.

I swear every time I went to his moms house she had moved the furniture around... I’m not like that. I wanna pick the best layout and leave it for 10 years. Haha call me lazy but I also don’t think the room has more than 1 or 2 ideal layouts. But yes ... no sectional would be better for flexibility. Since we plan to be in this house for a long time. I figure why not!

I tried 2 sofas... thoughts on if it would work? Seems like I would need a huge side table between the 2.

Okay...I thought you were only interested in a reclining sectional...

It works on paper, I guess (can't really tell until you're in the room)...That non-symmetrical opening makes things tricky...

Never been to Nebraska Furniture Mart...

Weirs Furniture is a good place to shop, especially their closeout section (the brands are good) so keep your eye on it...The first chair be bought here was from there and it's really nice and it was a closeout...(turned out to be Hancock and Moore...)

http://www.weirsfurniture.com/search?SALEFLAGS=CLOSEOUT

Also Furniture Buy Consignment has some nice things if you're in the area. There's one in Dallas and one in Lewisville...

@penny I thought a sectional would work and give us extra seating. I’m not married to anything... well except my DH.. haha.


I know the two openings make it weird. It’s on my “not my favorite” list for the home.

I’ll check out the places you mention. Currently we are in Pilot Point.

Go have meatballs in Ikea and the other two (there's a Furniture Buy Consignment in Frisco) are right there...You can check out what they have at the Consignment shop online, too. I have purchased from there and like it (especially if you don't know "brand" names because they only take decent stuff).

I don't know if you know (maybe too far for you?) But the Highland Village Balloon Festival is this weekend should you be bored.

@Penny, I'm not sure why I'm not getting notifications on this thread! My notifications are "on" and it's working for other posts.

I did not know about the balloon festival! I looked online and it looked pretty sweet. I put in about 60 hours of work this week, and my brain was just fried. I barely managed a grocery list.

Saturday is our get out of the house and run errands day. DH "surprised" me with going to Nebraska furniture mart. That place is HUGE. It's like the size of 6 costcos, split on 2 floors. The only name brands that I noticed were Flexsteel and Ashley. Oh they had Stickley, but I didn't even walk in the "special" show room as my guess is it's gonna be mad expensive. But they had other brands too.

We saw this Flexsteel sofa, and I don't think it's bad. It was comfortable. A weird grey/brown that I think could work really well.. or be horrible.

DH got sticker shock. I may be sitting on the floor for a long time ;)

I saw some parson ( I think that's what they are called) chairs I liked for the dining room-- but couldn't do much with out knowing the table dimensions. Also need to decide how many I want to purchase. I don't want to buy only 4... and then need 2-4 more and not be able to find the exact ones. or different dye lots.

What do you think of "storing" the extra 2 chairs in our master as a small seating area by the windows? I doubt we would ever sit there to "ponder life" but putting on shoes on waiting may be nice.

I think 8 is the max chairs I would want to match. Beyond that, I think it would be less of a formal sit down 5 course meal... more of a buffet/ casual situation OR more than 1 table would be needed anyway.

I hope you are having a nice weekend!

If you simply "don't think it's bad" then it's not good :)

Keep looking for something a bit sleeker.

I would do something like this for the dining room...https://dallas.craigslist.org/dal/fuo/d/dining-room-table-and-6-chairs/6671505378.html

Round for four and oval for (imho) 8. I absolutely ADORE the backs of the chairs on this...(and maybe the seats could be cleaned to look as new). It would be round in the dining room, and when you need to extend it, you can do so into the living room a foot or 2...That's what we do, anyway. There are only 6 chairs with this one, but you can use a couple of host chairs to pull into the living room for extra seating...

Anyway...I'm often perusing CL so that's where my own budget ideas come from....let me know if you don't want the links.

@Junco -- The plan for table and chairs "immediately" is a plastic set of Lifetime chairs and table that we can use for parties, and out side for years to come. Maybe it's worth it to get a round table instead of square /regtangle to live in the space first. This will do exactly what you say with by allowing us to live in the home for a bit. I agree, the potential to use the corner of the dining room as a walkway is there-- that's what I am hoping to really make the narrow walkway to the living room remain unblocked. Current owners have an ottoman that sticks out into the area.

Another thread: https://www.houzz.com/discussions/what-size-dining-tables-work-well-in-a-12x12-dining-room-round-recta-dsvw-vd~921263 

Suggests that I do a rectangle table at 72x54 as the ideal shape, or a 60" round instead of the 72" I currently have drawn in. I think I am leaning towards round because it's what I have always wanted... but just because I want it doesn't mean it's the right/best option for that room - and I'm willing to go rectangle if it's the "right" choice. For the record, the top left L wall with the long leg doesn't stick THAT far out from what I remember but maybe I am wrong.

Here is the layout from GN Builders. I'm 100% on board with that clearances around the table. But don't see why I just can't make the "littlest" person sit in the corner bottom right seat 0:) OR just put my husband there so he is the only one that HAS to suffer. (don't worry, other wise I take good care of him :D )

Where I am struggling with my inspiration rooms -- nearly every room I see has 1. Non reclining sofas 2. White/ very light materials 3. Low backs on the sofa 4. Large rooms where everything floats instead of being on the walls. I'll try to be more specific with my comments on the books.

We have only been to 1 furniture store thus far-- and I am planning on going to several more in the next few weeks. I was hoping to have an idea on what sizes I should go with so I don't get a giant piece of furniture that is impossible to work around.

Your contributions are VERY appreciated and are going to help me make the right decisions! Thanks!

@Penny ... that's a good way to look at it! I am definitely trying to stick with Transitional pieces. I know that what I want is comfort over looks -- haha but there has to be SOMETHING out there that looks pretty too. I think we have narrowed our budget down for the 2 sofas or sectional to about 3K, with about the 2-3K over time for the rest of the room (rugs, tables, lamps, art,paint). Not sure if that's doable with what I want but at least its a number.

DH threw up his arms when I showed him a $150 (stainless steel) trash can for my kitchen. I'm fine saving money on everything but where I sit my butt to relax or chat is another question. Next is things you use multiple times a day. Followed by any "tools" that make things you hate doing easier/more enjoyable like vacuuming.

I'm handy, I build stuff, so smaller tables (even a dining room table isn't out of the question), our bed / guest bed will be built by me unless I can find a screaming deal. My mom sews so curtains, reupholstering etc will be handled by her (again unless there is just a screaming deal). My grandma is an artist and I'll be using her for some key pieces. Dad is good manual labor / brute force. All that has got to be worth me spending a little more money on key pieces. I know 3K for the sofa's won't get us the best.. but it should get us something of decent quality???

What's up with all the "power" recliners now? Ugh. I don't like em! One more thing to fail over time or kids to just play with!

-L

From the pictures you show, there is a bit more of a wall on the foyer side and it's not that it's big, but it does seem to be more in the center of the room (only judging that by where the central DR light is relative to that section of wall)

Anyway...I don't think you need such a LARGE diameter table....The one I showed was 54 inches in diameter. That would seat six comfortably without a leaf.

Didn't have chance to read all comments, but was looking for furniture recently and known how painful it is... I like more modern style so it was even harder to find something in reasonable budget. As result I got perfect leather sofa.

It is so comfortable. Here is link for all Macys colection https://www.macys.com/shop/furniture/couches-sofas?id=35419&cm_sp=mew_navigation_shop--home_furniture_livingroomfurniture--35419_couchessofas