Feeling stuck: Add large addition, or find rare 4-bed house? (Oregon)

last month

Feeling stuck: Add a massive addition to our 3/1.5 (1,390 sq ft) or keep hunting for a rare 4-bed? (Oregon)

Our family is in a major space dilemma. We love our neighborhood and haven't been able to find anything quite like it elsewhere, but with three kids, we urgently need a 4th bedroom.

Current Situation:
Specs: 3 bed, 1.5 bath, ~1,390 sq ft on a large lot.

The Market:
4-bedroom homes are few and far between in our preferred areas. We found one house that met almost all our criteria, but it made us realize how much we'd miss our current block.

Cold Feet & Current Status:
We actually listed our house a few days ago, but when it went live, both of us got cold feet and started questioning if leaving was a mistake. We have one of the smaller homes in the neighborhood—some neighbors have sold for double our asking price, so overbuilding isn't a huge concern. For now, we’ve decided to ride it out and see what comes of the house being on the market, but we're heavily exploring our addition options in the meantime.

Our Wishlist:
A true master suite (large bedroom, walk-in closet, separate tub/shower).
Additional entertaining space (a new living room).
An expanded kitchen.
~1000+ additional sq/ft

The Logistics & Dilemma:
We know a project of this scale comes with a massive price tag, but since we were already prepared to take on a much larger mortgage for a new home, the financial hurdle is more about making sure the investment goes toward a layout that genuinely works long-term.
We have a large yard and plenty of room to expand out the back, or potentially build above the garage. However, we are struggling to envision how to tie all these pieces together cohesively.

I have photos and current floor plans ready to share. If anyone has tackled a similar whole-house transformation, or has ideas on how to layout an addition like this, I would love some inspiration!

Addition / Remodel

Move to different house

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Comments (9)

PRO
PPF.
last month
However, we are struggling to envision how to tie all these pieces together cohesively.

Find a local architect/good designer to develop a plan. Having a builder as part of your team is also helpful, mostly to give input on costs.
Lorraine Leroux
last month
Definately build up as it will only increase your property value if your home is the smallest in the neighbourhood and a private master is always a plus for new buyers. To me that is a given to the descion other than building a custom home. A realtor should have been able to help you on that as well if the amount of 4 bedroom homes is not too common in your area. I would also talk to a good architect/design/build firm to get some help envisioning it and to see what is possible. You need more information before you even think of selling.
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PRO
Patricia Colwell Consulting
last month
You will need an architect for sure if you go the addition route. My first question is how old are the kids? How much do you want that extra mortgage as you age? It is a small house I agree but your age and the kids ages are IMO where you start . We had 3 kids and 2 always shared a room .Maybe just using the garage space for the master would ease up the issue and then keep costs down. Then add a garage or even just a carport in Oregan.
arcy_gw
last month
last modified: last month
Your post reads like you know in your heart what you want. Honestly if you haven't spoken to a design team you really don't have the information you need to decide to move. You can't envision so you don't know your options!! Unless or until an architect gives you options you really dislike you really don't have the information you need to make an informed choice. The number one variable for retail is location location location and it seems you have that!!! The question is what is your hesitation about building given all your reasons to stay? If it is just the struggle to envision the end product--that's not your job! You will want an architect to make this cohesive and seamless. I love that you are building a master suite. I think another bathroom would also be a great resale feature. The downsize to building on IMPO is living in the construction. What's your plan if you would have to move out for a time? My vote is unequivocally BUILD!!!
RedRyder
last month
Pay for an architect consult. Worth the time to find out the options expanding your house. Talking to an interior designer will also help you envision a better house in your current neighborhood.

Living in a neighborhood your family loves is priceless, so do your research and make this home more comfortable for your family.
la_la Girl
last month
last modified: last month
Agree with getting more information from skilled pros like an architect - we were in a similar predicament although less about square footage and more about our tiny and incredibly poor kitchen layout - and we didn’t want to leave our street,

We found the right architect and talked general budget - they did plans and then we got bids. We added on a kitchen, family room and powder room with a master suite above.

1000% worth it - we had a block party last night and i was again so happy we stayed put (fwiw we did it in 2009 so got an amazing builder who had no other jobs, which is now very unusual- but start to finish took 18 months) we lived in the house throughout - the bulk of the biggest disruption was over the summer - so we traveled, saw family, etc.

Good luck!

eta remember to factor in all the costs to move and buy a different house (realtor fees, closing costs, moving costs etc)
chispa
last month
We did this buy or remodel comparison with our first house back in 2003 and ended up moving a few miles to a bigger house. Decided to move because we didn't love the style of house #1 or the very small cul-de-sac street with no kids. Loved house #2 and the new neighborhood, with kids. Sadly my DH got an out of state/country job offer he/we couldn't refuse and we only lived in house #2 for 3 years.
K Laurence
last month
I think you’ve answered your question. For me, location is everything. I would take my house off the market until I’ve explored my options with an architect, builder, etc Those are the professionals who can provide the ”inspiration” you’re seeking.
arcy_gw
29 days ago
If you decide to build you might not want to "build up'. Given all the investment you may want to think about aging in place and keep your master suite on the main floor.