Hi all, we are getting ready to completely reconfigure our second floor to make room for our family now that the kids are growing from toddlers to teens ;) The current layout has two tiny bathrooms and a "sitting room" which is an old sleeping porch that was made into a room (before we bought the house), but with inadequate insulation, a step-down and a very low ceiling.

This is the current room layout:

We're now considering a few options of how to optimize this. What we need is to:

- Retain 3 bedrooms

- Get 2 larger bathrooms, one ensuite for the Master and one hall bathroom

We're considering these options:

1) Creating a new Master suite, turning the current sitting room into a new bathroom (and closet space). Move the hall bathroom to the current small bedroom and make a new bedroom where the two small bathrooms are currently (this was suggested by someone in an earlier post I made here and we like it)

Pros: Probably best overall floor plan in terms of use of space.

Cons: Higher costs of moving plumbing etc. Less and smaller windows in new bedrooms. We have gotten a quote of 105k for this, which is a bit more than we'd hoped to spend (we're in DC and reno costs here are high..)

2) Making the current sitting room into a new bedroom. Keep the Master where it is, but combine the two current bathrooms into one and add closet space. Make new hall bathroom where the current BR 3 is.

Pros: More cost-effective (?). Larger master bedroom.

Cons: Need to make a hallway (marked in blue) which wastes some space.

Would really appreciate inputs on these options as well as any other/better suggestions you all may have! We want to get started soon. While we want to optimize our living space we don't have unlimited budget, so costs are also a consideration for us.

Thanks very much in advance!