PPF.has given you the best advice you will get.

You can go on illow to review homes in your area for price info. Check any that have done a similar reno. Then talk to a realtor for another perspective. See if the investment is worth it. And you'll need financing. All this won't cost you anything at this stage.

Every project has a budget constraint. Every decision--both pre-construction and dealing with the inevitable "surprises" during a remodel--are constrained by the budget. Accordingly, I suggest you begin by determining how much you want to spend, and how much you are able to spend. If you'll be borrowing money for the project, get pre-qualified by a lender (this is not the same as the full-blown loan application process) and make sure you can afford the payments. Then speak with some local remodelers to test the reality of your budget (to include both design and construction costs) versus your expectations. That sort of calibration will head off paying to design a project that never gets built. While you're at it, ask to see their project portfolios and ask whether they have in-house design capabilities. For those who don't have in-house design capabilities, ask who they recommend as designers.

Thanks everyone! After spending time really driving around our neighborhood and photgraphing homes with our same layout (there's a lot!), we'll likely just add a full second floor with a master suite and do a first floor kitchen/dining extension plus family room. That seems to be what most people are doing. We're still a few years away from breaking ground at this point.

Unless you bought long enough ago, have a lot of equity and/or really love your lot/street/town, make sure you do the math and comparison to just move to a bigger house. Don't forget to factor in that you will probably need to move out and rent for at least a year.

@chispa we've got all those coupled with Covid interest rates, and with current market prices in our area, we're not able to afford anything new. Even if we have to move out for a time, it would likely still be cheaper than buying a new place in the same neighborhood. Plus it seems like it would be a great return if/when we decide to sell.

A two story will always look like you added a prison tower to monitor the yard. Unless you completely rebuild the original structure at the same time. Build something single story that actually matches the existing space, and doesn't have 14' ceilings. Or MOVE.

It would be an easy add on without complication IMO. Go for it if you have the cash and can pay the extra increase in property taxes year after year after........ So what is the 2nd story going to be used for? Not that it matters, just curious.

@kevin9408 we would likely put two bedrooms (one primary suite), walk in closets, and 1 bathroom. Our main floor lacks a primary suite and it would be so nice to not have to share a bathroom with teenagers. We do also have a fully finished basement. That would bring the whole house to 5 bed, 3 bath. Comparable homes in our area are listed today for 750-950k. We paid way less!

May I suggest an alternative to a two story build? Building a split level on the side turning the entire structure into a tri-level home. Running the stair way to both the upper and lower level from the living room and then a stair way to the basement from the lower level.

This build would cost less because you'll still need footings and foundations so only 4' of dirt will need excavated. This build would also remove the need for the staircase to the basement from the kitchen and would give the space to the kitchen to use, or more closet space in the bedroom.

The space could also be used for a mud room, part of it or all, or a combination of a little more for each. You could use that back bedroom as an office or dining or whatever without the staircase in the way. Just Ideas, and suggestions.

Ahh, 2 teenagers - I feel your pain! When our twins were teens, our house felt cramps - the bigger they got, the smaller the house felt, We did have the advantage that their bedrooms were on a different floor, with their own bathroom, and a family room in the lower level for them to hang out, while we still had the living room. We definitely talked about adding on!

Funny thing is, when they went off to college, we rarely went into the lower level (it was a split) except to do laundry - or when I turned a bedroom into a home office during Covid. Over the years we have had one or the other live with us for a period of time during life transitions, but one didn't take up nearly as much room as two. We were grateful that we didn't spend the money to add on to the house.

Would it be possible to move a teenager (or 2) to the basement?

@AnnKH we still have years before they're teens actually! There is a room down there, but it's a work-from-home office currently. Maybe our circumstances will change in the future. Thanks for sharing in our pain! @kevin9408 I would have never thought to move the stairs but now I see how that would work perfectly for less cost. We have a large lot and can easily expand out the back. Thank you for the inspiration!!