You will need to post a plan of the house with dimensions and something can be blown up to read. There are several talented architects as well as a good amount of interior designers that will step in to help, but they need info to work with.

I found this photo that kind of shows me how the step down and wood beam might work. Ceilings don't match my project.

Contact a local architect. They will be able to think of things you have not thought of and can look into the local restrictions that will impact any addition.

What should I expect to pay for that service?

Make sure you know all of the zoning requirements/lot coverage requirements. You may not be able to build an addition.

Regardless, you haven't provided enough information about what you actually need. How many people will live there? How many bedrooms do you need (occupied most of the time)? Do you need a guest room? Can a guest room double as an office? Can you convert the overly large master bedroom into a smaller bedroom & office?

Looks like the front bedroom was originally a dining room. Why not change that back? Looks like the closet & pantry may have originally been a walkway through the home. You have a family room and a living room - you need a third living space?

I would reconsider buying a house that looks like it was recently remodeled, only to remodel it further. The price is going to reflect the renovations, and then you could wind up over-improving it for the area. Unless you are going to live there forever, it may not be the wisest use of your money.

Dianna, not at all the case. Also not my question. Numbers work. Not even close to overbuild with much much larger houses surrounding it, I did say it was a good location. Also there is zero else on the market to buy. Trend in our area is to ask a price as if its 2022 then come down over 6 months by $60K. I waited price is right. Not wanting to do that wait all over again.

Anj_P, I already talked to the builder who did the remodel to see if what I want is doable. Yes it is. He only does new builds so is not available. He only did this fie years ago, because they were good friends and needed bedrooms for kids. I did tell you exactly what I wanted and what I was not willing to do, like get rid of any bedroom except the one next to the kitchen. . The living room is like apartment size , the sitting area in front of the fireplace is listed as a family room but I am sorry that is only big enough for 2 chairs. By the way the master in not huge and it is already connected to an office. But I stated we wanted, another office. I gave a person all the info they need for this project. I want a family room added to the back the house. 2300 sq foot is too small for what we want as well as under built for the area, which is a plus.. Not enough living, dining, kitchen counter space is WHY the house hasn't sold. I just want ideas for what that could look like....before I go wasting the time of contractor and architects giving me detailed estimates etc. This isn't my first rodeo so I have an idea of cost. Remember we are THINKING to buy the house. I welcome any photos/ brain storming. Thanks.

Actually you never said most of the stuff you just listed in that post. We are not mind readers. Nor can we tell dimensions off of distorted real estate photos.

I gave you an idea - turning what probably was a dining room back into a dining room. Other than that, sorry for trying to help, good luck with your purchase. Sounds like you know what you want.

No, it was a 3 bedroom house with a master 4th added. Looking forward to photos ideas of living room add ons. I am not a mind reader but I could see it was too small of living area from the photos. There is room for 2 couches in the living room and 2 chairs in the family room and maybe not enough room for the living room TV/ buffet after I push the wall back. I have never seen it in person and immediatly knew from the photos that living space was tiny. My daughter who factimed me into a showing confirmed everything.

Contact that contractor. Ask him for referals for other contractors in the area. Contact them. Find one that you like. Set up an appiontment.. Go to the house with the contractor and put feet through the front door and a walk around the property. You cannot get what you need without seeing the property firsthand. This forum cannot give you the help you really need. The contractor must be the one to do a work up of the house and the renovations you want to do.

You need to post a to scale floor plan showing every window , doorway where those lead and every measuremnt clearly marked ( use graph paper to make it easier) post here in jpeg format in a comment DO NOT START another post all things related to this post not dealt with here in comment s . Additions are tricky to do right a good architect can make this look like it has always ben there and some tacked on space .Without measurements all we do is guess .

It sounds like you are happy with the house location and price. You also say its not your first rodeo and you have an idea of the remodeling cost. As long as you know zoning regulations are not an issue, sounds like you have what you need to move forward with the purchase.

Spend the money you need to get an architect or design/build firm to spec out what you want and to give you a build estimate. The architect should be able to recommend GCs.

Once you have a floor plan, post it here for feedback.

If you come on here a already tell us what you will not do we are already tied but you need an actual kitchen designer and if you are lucky that same persomn does interior design then you need a architect to make this look seamless I really dislike garge conversions on a ranch style hlouse but I need to see yours from the front of the house . Just because a contractor says you can does not mean much You need to contact the town to see how an addition affects sq footage max for the lot .

YEAAAH. I finally found the right words to google and found the exterior answer!!!! on Youtube. In case you haven't figure it out yet I am from flat roof country and the whole roof line thing really threw me for a loop https://youtu.be/ieI0mf-AcU4?si=7NghprYCICT9TUfF

"What should I expect to pay for that service?"

That is one of the questions you ask the architect when you talk to them. The services you have them provide will determine that and every architect is different.

Berveryly, I Love this. Very creative. Thank you!! I can see now where this can go! really appreciate it.