You would need to consult with your Realtor to get an idea of the financial impact of having a 4th bedroom and additional bath vs a rec room. Real estate is local. Markets are local. Check with your local agent to see if there is a price difference.

BTW, how many baths does the current plan have before this potential change - 3/2? Is there other rec space available? Take a look at recent sales in the neighborhood to see if there is an impact. In my market area a 4th bedroom with bath is highly desirable as long as there is enough living area for the occupants. If the rec room is the only space for the occupants (or the only decent sized space) then don't add the additional bedroom. We would need to see a plan to even comment effectively and even then, your local market is what counts.

This sounds like a new construction townhome in a new(er) community. Are you planning to stay long or just a short while? The length of time you keep the property can affect the sales price. Markets change all the time.

Thanks @Denita

It's a 3bed 2.5 bath new construction townhome in a new community and I am planning to stay there at least 10 years. There is no other rec space available apart from this area. I could use this bedroom space as rec space for time-being even if built as a bedroom.

Can you post a floorplan of the townhome showing the 2 alternatives?

If there is no other rec space available, where would the family members 'play'? Is this a first time homebuyer type market? I ask these questions because if you and your family need the rec area and not the 4th bedroom then I would say keep the rec area. But I am just guessing because I don't know your market and I don't know the plan.

The most important part is that the TH functions for you and your family. Having said that, the time to put in an additional bath is at the beginning if that bath is critical to you and your family.

What is a Rec room (in your case), Is it another living type room? in addition to one already on the ground floor. Agree, would be nice to see a plan.

Here is the floor plan @Denita@Angel 18432

We have a 10x20 deck in the Main level attached to morning room and a walk-out basement area as well from the rec./bedroom area

Thank you for posting the plan. It helps.

I see that the bed 4 option with bath is virtually the same as the rec room option. Having a full bath on the lower level is nice. I am assuming that this lower level is above ground - right? If so, IMO, I would go for the 4th bedroom and bath because the bedroom has as much, if not more, utility as the rec room. But that is just my personal opinion. If it is below ground, then no, I would keep it a rec room.

@Denita Thats right, the lower level is above the ground. I was thinking the same as it adds more value to the house with the storage space as well as resale value. I will check with my realtor too, thanks for your inputs

As far as I'm concerned, it a no-brainer. The bedroom with bath is a much wiser choice.

you can use the space for a rec room anyway!

Just a suggestion, if you can.

Pocket doors Closet in Bedroom 3

Owners Bath & Owners Closet

Washer and Dryer: Make sure there is a drain and shallow tub is installed,

in case there is a leak. It's not a tub, can't think of the correct term for it.

But something, in case of water leak.

Don't do bi-folds on the washer and dryer closet. Door 2 regular doors.

Something to ask about is does your area allow a bedroom next to the garage? You could just make it into a bedroom then use it as a rec room until there is a need for the additional bedroom.

I agree with all the others - having a bathroom on that level is a huge plus. I'd absolutely go with the bedroom since whether a bedroom or a rec room, a bathroom is nice to have in either case.

Thank you all for the inputs!! @Angel 18432@maifleur03@function_first

As an appraiser, I will tell you that you will spend more for the extra bedroom/bath, but your valuation will be higher. It won't be a lot higher, but it will be higher. The amount higher is dependent on your local community and individual development.

As a homeowner, I would definitely want a bath on that level if at all possible. It makes the square footage so much more versatile. It also allows you to have a ground level office, too. Lots of possibilities.

4th bedroom is the way to go -- nice for guests to have a private space that is large enough to put a queen bed (upstairs rooms look too small to put much more than a twin or full size bed.

P.S. will you actually be able to get a car into that garage space and then get out of the car? It seems crazy small width wise. I have a carport that is almost 2 feet wider and have to be careful about opening the doors and hitting the walls.

I'd go for the bathroom and storage closets since there is no storage other than the garage. It's bonus you can list it as an additional bedroom but use it as a rec room. Also I would skip the optional powder room on the main floor and ask guests to use the basement washroom.