Is it worth it to add a fourth bedroom?

Question

We live in SF bay area. Our house is 3bd and 3 full ba. We have a big den downstairs that could potentially be partitianed into two rooms: a play room and a 4th bedroom. We are just wondering how much value it adds to do this if we decide to sell in a year or two.
Thanks in advance.

Answer 1

Here are some calculators to help you figure it out & research it: https://www.wellsfargo.com/home_center/selling/articles/cis_hc_atcl_makingimprovements.jhtml
http://www.realtor.com/
http://www.homegain.com/tool_center/home_sale_maximizer
http://realestate.yahoo.com/Homevalues/Increasing_Sellers_Property_Value.html;_ylt=Aibkwn0j59b5tLvEATdCLgo8Toh4

You should look in your area & determine what the most popular floor plans are.

My hunch is to leave the big den as it is unless you really need another bedroom. I think having space that one can work with appeals to buyers.

If you want to make improvements to improve the re-sale value of your home, focus on curb appeal (fresh paint outside, nice landscaping), re-modeling the kitchen & then the master bedroom, then the bathrooms.

Another thing to consider is making your home more energy efficient: http://www.energycheckup.com/content/IncreaseHomeValue.asp

Answer 2

No its not going to add any value. On a appraisal the SF footage is allready calculated in and if you start adding value for more rooms then you are doubling the sf value and you can do that. If you have a 2000 sf single story home and one has 3 bedrooms and one has 4 bedrooms, you still have 2000 sf the bedrooms are just smaller. Also any area below grade is calculated at a different rate. Like it you have a 2000 sf foot house and 1/2 is below grade (basement) then you have a GLA of 1000 sf with a basement of 1000 sf and you can not compair it with a 2000 sf home all above grade. The only value if may give you is if someone is looking for a 4th bedroom.