Unless...you could also make that half bath on the main level at least a 3/4 bath...basically adding a small shower stall. In that case...do that
Yeah, and that is a viable option. The half bath has a really large closet that I think would make a perfect stand up shower. It's also next to the wall that contains the plumbing going to an upstairs bathroom. I would lose some storage, but I don't think it's a big deal as I would still have some under the sink.
Could a local realtor tell you what's more sought after in your area? (In my HCOLA, an extra bedroom -especially one away from the others- is a big boon, for those who want to rent out space while preserving owner rights.)
I haven't found one that I trust yet. Even the realtor I worked with to buy the house doesn't really know what she's talking about. I asked her the same question, and she said neither adds value as it doesn't add to the square feet and overall size of the house. She said the addition of an additional bedroom which increases the sqft would add value...I didn't feel like arguing with her.
Couldn't you do both? Take some of the formal to make a small bedroom
I don't see how I could given the layout. I risk either losing the closet or having a really wonky layout.
Thanks for the replies, seems like it's an easy option. I'll take out the closet in the half bath and put in a shower, and add french doors to make that a bedroom. Lmoot does make a good point, and I do think 5 people easily fit into the den. We routinely have 4 adults and 2 kids in the room, and I've had quite a few more in there at once. Thanks all, appreciate the advice!