Do you need that 4th bedroom. Is it used as a guest room?

I think the answer depends on what use does that small bedroom serve.

Jane

It would be a guest room with a queen size bed/office. Open to a sleeper sofa but it could take up half the room too.

Are we talking a mud room with room to sit down and take off shoes, a clean counter to fold laundry, a place to air dry sweaters, a utility sink, a place to store the vacuum and mop? I’d choose the useful mud room that helped keep the rest of the house a little more organized versus a larger 4th bedroom. But of course it all depends on how often that bedroom gets used (and maybe a little if all the surrounding houses have the same amount of bedrooms, but that only a very little bit).

Yes the mud room could house all that but then have less closet space and a little single bench for one person. Then the bedroom upstairs would be the larger size.

If I keep the laundry room upstairs the bedroom has to be small. The laundry room has bifold doors and 2 shelves right now.

Where do you generate most of your laundry? If you have adults or children who come in with dirty outdoor or work clothes, having them left in the mudroom next to the washer would be nice; if most of your laundry is bedding and clothing from the bedrooms, then an upstairs laundry would be more convenient. Personally, I prefer a front load washer, and a stacked set (less need to bend down), but you may not be ready to switch out your machines.

I’ve never had mold or bad smells in my front loader. You just have to leave the door open until it dries inside. The make a little device to keep the door cracked open for you, but I just open mine all the way.

Go for the larger bedroom-it is a noticeable and appreciable difference. The LR downstairs will make your house more livable. In every home I have owned until this one (one story now) the LR was on the main floor-the bedrooms on the 2nd. It was never an issue at all. Having a larger room to be able to serve as an office/guest room will make you happier, and will probably enhance resale marketing more so than where the LR is located.

Thank you all for your advice, comments, and personal experiences. Will likely opt for the bigger bedroom but will miss the laundry upstairs A TON. Husband said he will do all the carrying of the laundry. Lol. One of the reasons we loved the house was the laundry on the 2nd floor. But overall 4 bedrooms of all decent size would probably be better resale value I guess.

Plus our current laundry closet on our 2nd floor has tile floor but I didn’t ever find a drain so that is scary now that I’ve read guidance to other folks that they should make sure they have that.

Should a drain be installed in the mudroom if the W/D is there now?

Our house has two water heaters that are located in the garage. They sit on a ledge that is about two feet above the floor. Each sits in a pan with a drain pipe that leads to the exterior of the house. That might be something to consider since you are relocating the appliances to the main floor. The right contractor should be able to come up with a design that is utilitarian but does not look it. Also-make sure you have flexible steel hoses for the washer. Nearly 30 years ago I had a washer's rubber hose burst, and that was a painful learning experience for me.