It looks like a typical 1990s-2000s McMansion, which inefficient and wasted space is a common trait. It appears that an addition of the Dining Room and "Living" Room at the rear were additions. Those additions do make the adjacencies a bit odd, but it's nothing that can't be worked with.

Hiring an engineer, who typically crunches numbers, will not really help you envision what this house can become. They could possibly tell you what is load bearing, but that doesn't help at this point if you have no idea what you are going to change. You would need a creative person who understands how people live, proportions and adjacencies of spaces, flow and circulation. But at this point if you are in escrow, I don't know if that is useful either. There are many reasons to buy a house, it is unknown what your rankings of most important is to you.

I think I would consult an interior decorator rather than a structural engineer. The home appears to be vacant with little furniture remaining. A decorator could help you visualize how to use the spaces within the house. If you truly want to remove/build walls, consider the costs carefully. Structural changes are not inexpensive. The price of the home and added structural changes may make you want to consider building a home.

I want to know there is hope for this layout but my biggest fear is spending $$$$ to be underwhelmed so I HAVE to hire the right people. I had a kitchen remodeling contractor do a walk-thru with me (best I could get on short notice) but they referred me to an architect…so the process will be long. I just need to decide.

I personally would pass.

It's too awkward. just updating finishes would be $$$ not to mention structural changes.

Is the location/neighborhood worth it?

Being cozy isn't just about architecture. It's also design. The pillars can be hopefully a simple change ( they may be load bearing though ). Put in ones that are less ornate and maybe add some shelving?

You could also close off the dining room with nice 1/2 glass pocket doors to give another break between rooms.

The flow does seem a little odd trying to get to the kitchen but it would probably take some getting used to.

I do have to say - that blue paint does not help at all! The furnishings are minimal and don't really help either. With the pictures you have shown, it seems like it would be more decorating than structural work. That of course will depend on the kitchens and bathrooms and you mentioned up stairs as well.

I would look at the price and the positives of the house( location being a huge thing ) then think about how much money you would be willing to invest in the space to make more like what you want. If that amount prices the house out of the market, then maybe you should keep looking.

I don't think adding walls would help, without a major reno and reorganization of the rooms. I would be most concerned with light. That family room is surrounded by other rooms, without any exterior windows/walls.

And what is that office, with access through the master bathroom. It is a weird layout, that would drive me nuts.

It has a lot of space so a talented designer could fix it, but I think it is going to require taking down walls in one area and adding them in another.

That office is the only thing that is strange, and that is probably an artifact of the closet-in-bathroom wars. The rest is decorating.

Now a lot of this depends on what you are looking for. If you truly think a foyer, living room, and dining room are 'wasted space', then you probably want a much smaller house :-)

It would help to have a bit more information about what you are looking for. You are asking how difficult it is going to be to get from Point A to Point B. You've shown us Point A. What is Point B?

The grounds and the views are beautiful. As for the interior, adding rugs, the right furniture, person effects, like art, a few antiques, etc, adding simple window treatments and, in this case, painting the entire downsize in a warm, creamy white, walls and woodwork (drenching), I think would make a huge difference. Betting you can do it.

Agree about the pillars (someone thought a little Greek Revival would add some class), the trim on the staircase is terrible, and I don't like the entry chandelier. One more thing, the faux leaded glass front door and the arch...no, no.

Otherwise, the exterior stone looks okay to me.

Good price for all of it, and it's dropped $100K. Make an offer. Looks like the owners want to sell.

How long do you think you'll live there? If five years or less, just live there without changing anything. How long have you been looking? If you pass on this one, are you prepared to go on looking? Location counts for a lot, but I think if you are planning on being there a long time, if it just doesn't feel right to you and you can go on looking, pass. If you're going to live there a short time, there's nothing wrong with overlooking a few things and taking what's available right now.

I live in a particular community that I was interested in getting into because of it's location and other attributes. We bid on the house next door first because it was listed a month before the one where we live now. I didn't have a great feeling about it, but I bid on it because it was in the desired community. So glad we didn't get it. A month later the one where we live now was listed which had three more desirable attributes than the first one (finished, walk-out basement with shop area, and first floor primary bedroom) and had a better feel. The "feel" is subjective. It's like when you meet the person you want to spend the rest of your life with as opposed to someone who is OK to date, but doesn't thrill you. :-)

It's smart to consider traffic flow and furniture placement. Without knowing how many people will occupy the home, your needs, or what furniture you must work with, here are a couple of very generic ideas:

1.) Some view double height ceilings as wasted space. Personally, I love our double height entry because it gives breathing room to the adjacent small, formal living area and also makes traveling the stairs feel more spacious. If it's too much to keep the loft(?) area open to the entry below, you can explore replacing the railing with a wall.

2.) The house has three living/lounging areas in close proximity to each other (FR, LR & screened porch). You could use the space labeled Family Room as your dining area and float the table under a chandelier. It would allow for an easy traffic path to the area currently labeled Dining and keep sightlines open to the back windows. If a traditional dining table and chairs is considered wasted space, adding a sofa to a dining table can serve multipurpose functions like dining, puzzles, crafts, and you'd have the coziness of the fireplace. Or, creating a lounge area with swivel chairs in front of the fireplace would create space for a path too.

3.) If you swap, the space labeled as dining area can be used as a more intimate, relaxed alternative lounge area - a curved sofa in the bay window with a chair angled in the corner could be just right for morning coffee or a glass of wine.

Slow down. If you feel that strongly about the vibe, then walk away. If it's well located and a good price then hire an interior designer, not an engineer, to help you envision how the space could work. A designer will show you how to create zones and islands within the space and how to place well-proportioned furnishings that will visually camouflage those supporting pillars. Designers know how to use space to achieve flow by stretegic layouts, colors, and right-sized furniture for the space.

You are looking and walking through open space with the inferior furnishings pushed against the walls. I'm not sure why you think you can't create warm, cozy rooms. First of all, you do have a separate kitchen and really, a separate lovely dining room with big windows. A designer can show you how to use the entrance and living room furniture placement so the eye goes right to those windows.

Below is a foyer, set up as an inviting stopping zone with a round table and rug to anchor the space and upholstered seating to add coziness and function--put down bags, change shoes, greet guests, etc. The beautiful artwork and glass pendant add other inviting elements that define this foyer as a separate zone. People aren't just coming into a lobby but a well thought out space.

Country Houses · More Info

Furniture below in both living room spaces are floating and anchored on a rug to allow a walkway behind. The windows at the far end let in the light and draw the eye.

Edgewood · More Info

If you think you're family will be gathering in family room, then the middle space after the foyer might be used in this way:

You sound rushed and negative, which can happen in a crazy real estate market. But thinking you need an engineer says you're not ready to buy this house. Start an Ideabook of houses you do like and look for one of those. Whatever you do, don't get a house where your first thought is hiring an engineer to put up walls.

https://www.bhg.com/rooms/living-room/room-arranging/open-floor-plans/

https://www.pinterest.com/pin/56787645292872790/

I would want to update a lot of the interior finishes.

Looked at the listing ... I would make a really low-ball offer. They seem very motivated to sell based on the quick price reductions.

I think, that there is way to much in the house that you do not like, but, you are trying to settle, because you want to find a house. Let this one go, and keep looking. Someone else will come along, that loves this one, just the way it is. You will find the one thats right for you, without a whole ton of expensive remodeling.

I do not really see the ”Wasted Space”.

Perception is everything, though. So if you look at the house and see nothing but problems, why consider it?

I sure wouldn’t take this house and embark on a major remodel. To me, that would make no sense. There are other houses.

Everything in the house could be worked with as is and/or with minor tweaking. But the house is not your style and you don’t understand it.

This would be a much bigger ”problem” than what you have. Except, some people would not see this as a problem.

You could do another finish on the columns -

Or maybe obscure them with drywall; if doable, that would make the LR entry more narrow - but that could also solve part of your too much open space concern.

A fabulous location and exterior you like are worth a lot. l think the interior can be made to be fully livable, something you could love.

You've gotten some great suggestions, esp the idea of swapping the dining and family rooms. The dining, as is, is very far from the kitchen. I'd probably look at making the dining area where the current living room is, down toward the kitchen (so much easier for entertaining) with a zoned space for something else (conversation area, reading nooks, etc) down by the screen porch. Then make the family room and current dining room function as the main living room area(fireplace is there) with different activities in the bow window area (lounging/conversation space) vs the fireplace area - maybe tv here.

I would also add a door from the porch to the office, so there is a way to get in and out of it if someone is using the bathroom.

I looked up this listing. It is a poorly planned, somewhat tacky McMansion, right on the creek amidst NC nature, has lots of blingy backyard (pool with fountain), and is located in a gated golf club community. It has been on the market almost four months and they have lowered the price by $100k each month.

- There are other homes on the market nearby. Why does this one appeal to you more than those?

- Do you have time to wait for the right home on this creek and in this community to come on the market?

- Do you have the time and patience for a major renovation?

- This home was poorly priced to begin with and you can certainly negotiate a lot off of it. How much money are you willing to put into it?

- How often does this creek flood?

- If someone else purchased this home in three weeks from now would you feel totally heart broken?

- How long have you been looking?

- Many people do lots of renovation when they purchase in this price point. I don't think what you are looking to do is beyond reason. The house is not selling because others feel that this same work needs to be done too. If you want the house, drive a hard bargain.

Such good advice already - I would just add if I had a chunky budget for a designer and lots of interior changes, then I would buy it (but i am a sucker for a great location since that can’t be changed). FWIW a few year ago someone on here shared a blog where an underwhelming “mcmansion type” house had been redone very thoughtfully and the result was stunning - I know i saved it, I’ll try to find it

I think the price is what you need to dwell on is it cheap enough for you to live somewhere else while a poor layout is redone not to mention the cost . IMO a long walk from a kitchen to DR is a no go to start . The engineer will find that pillars are probaly a must but who knows in that era of home. I would want to totally change the kitchen DR and LR spaces do you have the budget . Is the location perfect ? I will never live where there is an HOA so no matter how perfect the lcation no way. I do not see waste sapce but for a poor layout . I also really dislike angled walls anywhere .I see no connection between DR and kitchen

If you love the location/property and the price is right to do renovations, buy it if you enjoy renovating. Budget generously.

With an unlimited budget, I would:

1) move the dining room to the family room (and add an opening to the kitchen).

2) combine the old dining room with the living room to create one more-workable room.

3) renovate the kitchen layout.

Good luck!

I've purchased several homes over the years. I knew immediately, upon entering, within minutes, whether or not I would buy. IDK why, it just happens.

That house is right in the middle of a flood zone. Are you from the area and familiar with the added expense and the risks? If not, investigate those issues before you worry about layout.

Maybe I am missing something... but OP’s description states that the existing dining room “connects to kitchen“. So I do not understand all the talk about switching the dining room(?) The floorplan/diagram does look like it might be a bit confusing - in terms of showing the layout clearly. But to me, from the pictures, it does look like the kitchen is immediately adjacent to the existing dining room.

As I mentioned in my previous comment - as another option, you could look into drywalling around the columns. Walling them in.

My sloppy mockup attempt, below.

So in other words, close in the columns and extend the wall.

I think a big part of the reason that the house is not selling is the blue paint. It’s a nice color, but it is not working in this house. Change of paint color, alone, could make a huge difference in the look and feel of the place.

The bottom line, though, as I mentioned in previous comment - if all you see are problems with the house and no positive aspects - maybe this is not the house for you. And just in general - if you really just don’t have a good feeling about the place, maybe that is telling you something.

You can easily fix that spatial unease with an all black framed glass Crittal type wall and doors between the foyer and family room. That provised a visual barrier and separation, but keeps the openness and modernness. If that still feels too open, then frost some of the glass panes.

@K Laurance, I too have known immediately when I have purchased homes. Within 10-20 seconds of walking in the door. Sometimes I’ve had to look at scores of homes until I had that happen. Another time it was the second home we looked at. Lucky us. I don’t envy debate on such a large purchase.

I have seen worse. Getting an architect and structural engineer onsite is a great idea. Getting a good assessment of what can be removed without the house falling down is essential.

You're already on the fence and have in your mind that you do not like the house. To spend the dollars on the house and immediately dump another 200K plus to remodel is not smart in my mind........................

I suspect that "office" was a separate WIC or a Safe room. Dining looks like the sun room that was added to our house. I think structural changes won't be worth the money and trouble. Make changes with how you furnish it. Dining room becomes a plant filled sun room . Put dining table near kitchen bar and use the other end as sitting room and /or office.

No woman with a decent shoe collection would call that "office " wasted space if it was her closet.

Tile entry way and add hall table or console. Change colors and lighting if you want. Columns will probably be load bearing but can be restyled.

You don't like it. Find a house you love that's away from the flood zone.