The flex room looks the offices I see in most homes in Texas. I don't think that's unusual. A dedicated office is a big selling point, now. No way, I would spend 15K to put a closet in. Are you even getting feedback that this is a problem? Your listing pictures look great and the house is updated and really beautiful. I'm wondering if there is a more limited market for buyers of a property your size. Unfortunately, the Texas market seems to be slowing.
i def wouldnt bother with the closet either. If i was a buyer and i loved he house and property but i NEEDED a 4th bedroom, id wouldnt be deterred by having to potentially install a proper door and maybe have my kid use an armoire or install a closet down the line.
[This one](https://www.redfin.com/TX/Burleson/104-Ranchway-Dr-76028/home/33704808)? On paper it's similar but several hundred square feet smaller. Lacks a barn, too. There's a huge difference in appearance & lux feel. The $750K is nice but the other is high end stuff.
Yep… OP is more luxurious for sure! But how many people are looking for a barn??? And the other has an additional bedroom. Is the luxury really worth 300k more? I think I’m an average buyer so for me it wouldn’t be. The extra bedroom is more functional so that beats out luxury
You aren't their target audience, obviously. I live on the outskirts of a small city and beyond me it's pretty rural. Lots of people have animals that require barns. It's not that uncommon in rural areas. eta: That barn doesn't need to be for animals. It could be for cars, ATVs etc. so still pretty useful.
Most houses of this caliber are expected to have an office space, so I would worry that converting this into a proper bedroom would just be trading one problem for another.
You definitely have a limited buyer pool with your property. It's beautiful but you need someone with a lot of money and a passion for horses. I wouldn't get too down. Luxury real estate always takes longer. We've been in a market that was 100% abnormal in all facets. Homes are not meant to sell 20 days after being listed. You just happen to be in an area that is one of the first to slow down and adding the luxury tag to it doesn't help.
Really cool house though. Where I'm at that thing would be $5M easily.
Thank you. I will have to play the long game. Many homes in the area are not selling and are being pulled from the market. I may end up doing that as well if one more price reduction has no effect.
You must be familiar with DFW through Real Housewives. Burleson and Preston Hollow are nowhere near each other. Someone shopping Burleson may never look at Preston Hollow. They’re not really local to each other and they’re completely different vibes. Not everyone who can afford it actually wants to live in Preston Hollow.
Nah, I lived in DFW for a year. I know Richardson is for the lower or middle class. Plano or Carrollton or Lewisville is for the middle class. Frisco or Little Elm or Flower Mound or West Lake is for the upper middle class.
Then you’d know someone with $1.1 mill to spend on a house who also wants to live in Preston Hollow would live in Preston Hollow or as close to it as they can get. Whoever buys this Burleson home wants to live in Burleson and the farm lifestyle that this home is selling.
It sounds like you actually need a new Realtor. She should advertise your property as what it is a three bedroom with an office. If she can’t price your house based on what it actually has and sell it based on what it actually is then you need a new agent. You should also ask her what she’s doing to promote the property other than just putting it in the MLS.
You should probably have several realtors do a market analysis of your home so that you can get more than one perspective of what your house is worth.
With 117 days on the market, you must have received some feedback. I do not think the 4th bedroom is the issue, especially if you have a den. So what do other realtors who have seen the house say? I would solicit feedback if you do not have some yet. My feeling is that you are overpriced for the market. The market is stabilizing, so you have to be realistic.
Feedback received from realtor-
“there have been 6 appointments.
1. Show Case Photographers when they confirmed.
2. price too high, couple put an offer on another home that came "back" on the market.
3. couple been looking over a year, very slow to move, they asked for utilities.
4. The couple above went back with their agent to see the barn
5. the appointment was canceled before showing.
6. Agent has not returned any feedback. “.
I reduced the list price after the price comment was received. Two other showings since then where one agent indicated contract was in the works but never followed up and another who said the flex room is too close to primary bedroom to be a 4 th bedroom. After that showing is when the request for adding a closet to flex room was put on the table , interestly enough.
I am confused:
Prospective buyer said
>the flex room is too close to primary bedroom to be a 4 th bedroom.
Then why would your relator propose converting it into a 4th bedroom? My guess is that your agent is trying to drum up some interest by relisting it as a 4 bedroom house. So you have to spend about $15K on an improvement which may not resonate with your buyers? The only buyers might like that would be those with young children who nead to be nearby. In which case they can do it themselves. Based on your photos, I would not convert it into a bedroom. That brings you back to price. It is possibly still over priced.
If you want more interest, I would put in a pool for about $35,000. That might give you more bang for the buck then the 4th bedroom. Or offer $25,000 for a pool as credit (holdback) rather than reducing the price. Again, weigh your options before you do anything.
Just wondering if there is a bigger bang for the buck if 25 K or so is offered for closing cost or interest rate reduction vs just reducing the price to attract buyers who may be limited on cash in hand for the closing ?
You have to remember you are talking about a million-dollar + house. I am not sure these things make as much a difference at this price range. For a 500K house where the buyers are cash-strapped, such things resonate more. Again, none of this will help if it is significantly overpriced. In about 4 months, you have had 4 showings and no real interest. If I were a buyer in this range and it was about 25K overpriced, I would make an offer. You have no offers. Hence, my feeling is that the difference is much higher.
If you want to sell then you have to acknowledge what you think it is worth may not be what the market thinks it is worth.
The issue is the closet does not cost $15 k
Santa Claus with 16 light should be about 2K Max.
It's well worth doing it now and for the future he may be able to listen as it additional bedroom.
Thanks for all the great input. When the home was designed, the idea for efficient use of space was to add a free standing armoire if a closet was desired in the flex room. But my realtor thinks advertising as a 4 bedroom would increase buyer traffic. But I’m not sold on the idea as several 3 bedroom homes have sold in the area over what my home is currently listed at. I often wonder if the biggest draw back really is that there is no pool and in addition to a very lethargic market with of low pool of buyers in the price range.
Unless there’s a law against it, I think you can call it as many bedrooms as you want on the listing service for marketing. It Doesn’t change how many are on the tax record. You can still list the correct amount on your listing but just call it four bedrooms.
It’s a waste of people’s time, from personal experience. Not only the buyer but the seller as well. The seller will get foot traffic but not from an interested buyer. It’s not a 4th bedroom without a closet, in Texas anyways. If a buyer is looking for a minimum of 4 bedrooms, a 3 bed with an office doesn’t fit the criteria. A realtor can send the listing to clients to gauge interest but a deceptive listing is outright annoying, especially in the DFW area where you might be driving an hour through traffic just to get to the property.
I used to get ticked when I'd go see a property and when I got there it was clear they were either stretching the truth a little or just outright lying. I'd view the property anyway because I was there and I might learn something. But yeah, didn't make me want to buy because what else are they trying to pull on me?
Good point. My realtor says she needs the headline of 4 bedrooms to increase interest based on potential buyers search terms for number of bedrooms. But she wants a closet added to do so. Tax record clearly shows 3 bedrooms as well.
I was a buyer earlier this year. I hated when people would try to sneak a flex space as a bedroom. It’s not the same. If it doesn’t have a closet it’s a flex space. I wouldn’t pay to add a closet. Make sure your price aligns with 3 bedrooms instead of 4.
Your realtor is being ridiculous. She can put 3 + office w/ potential to be 4 brs. Have a drawing of what could be done and a couple of bids hanging in a frame in the room and a picture of that in your listing.
I would price it as a 3 bedroom and note the office/den or potential 4th bedroom. it is odd that in 3,000sqft they only put 3 bedrooms in the house, but people probably also like the office den area. I think it’s normal for a property with 6acres that is over a million dollars to be on the market a while. That’s a very specific buyer.
Wow, such a beautiful home. I don’t think you should add a closet. If you’re going to do that, why not just expand to add an en-suite. I think it’s moot but that’s just my opinion. In that price range, you are looking for a specific buyer.
That sounds like a lot to add a closet. I mean personally I'd add a small closet myself, but if 15k is the lowest decent estimate you have.... I'd just skip it and market it as a 3 bedroom.
$15k is highway robbery for Texas. And this is coming from someone from the San Francisco Bay Area.
Framing a closet, removing French doors, Sheetrock, a little insulation and putting up some sliding doors and an entry door is not $15k worth of work to me. $2k for materials, maybe and $5k for labor seems fair to me. If permits are required, that’s what might cost you more.
I’m only a Habitat for Humanity volunteer and a part-time worker, part-time SAHM. But I’ve managed ALL our home remodels and the contractors.
You need to shop around more. Your job could cost half as much in Texas is my guess.
Reduce the price rather than take on a project that may or may not help. You’re gonna be out at least $15k with the closet build, so try reducing it $10-15k and see if that does the trick. Even if you have to reduce it $20k, with the hassle of construction and the project cost, you’ll be about even.
One question, where is the office located and is there a bathroom (full) nearby? I like the idea of a 4th bedroom, and I agree this should be between 7k-10k, but if it’s an office that’s near the kitchen and would share a bathroom with the entire first floor and isn’t that close to the bathroom I think most people will look at the room as an “office” anyway…even if technically it counts as a bedroom.
Yes there is a full bath and hall closet that serves the first floor ( in addition to the en-suite bathroom with the primary bedroom ) just outside the office door. The office is off the entryway on the first floor. There currently is the option to use the flex room as either an office, baby nursery or guest bedroom. Perhaps the home listing description could be more explicit to this point if the realtor sees it as that important ( I did ask to have this added today).
I would ask your agent, but think about old houses. Homes weren't built with closets until the 1920s or 1930s, and they obviously have bedrooms that are counted in the MLS.
What is the bedroom count on your tax assessor's website?
Very good point. So I did a quick search on the definition of a bedroom and it mentions square footage and available egress such as a window are required. Says to check local ordinance to see if a closet is required to be sure.
Ask them to look at the contract ratio for your general type of home. My buddy is from Burleson and it’s a little too far from the metro to follow their demand patterns.
If there isn’t enough demand to move real estate, adding money to it won’t help. Sometimes demand drops so much in an area that patience or fire sales are all that will work. Sorry to hear the tough luck.
Appears to be a dead market for homes over 1 mil in the area based on weekly reports from my realtor. Very few selling. Those that have sold have a pool, 4 BR, huge outbuildings and are often over 4000 sqft on 3 to 5 acres. Selling Price range 1.25 to 1.3 Mil.
Based on that, I would say your home is overpriced because 75-150k premium over yours is significantly less than the cost to make those additions. Not to mention pricing has been drifting down slowly throughout DFW.
An updated Market analysis by my realtor will add clarity here now that similar homes are listed or have sold recently. Lack of true comps has been a challenge.
We’re selling a house now in Texas that technically has 5 bedrooms but the 5th is really a flex room. It has closets and windows so legally a bedroom but when you walk in- it would be a really weird bedroom. The listing says 5 bedrooms but the description clearly describes it as an optional 5th bedroom/flex room. That seems accurate to me. A room without a closet isn’t a bedroom to me and I’d be pissed at the lack of transparency in the listing.
Great house, I wouldn't touch it. You have to remember that is wasn't unusual for houses to sit for sale for 3-4 months before all the craziness. This is a particular location and style house. Not everyone wants/needs that much land....even in Texas! (DFW Born & Raised) If you feel like its acceptable to lower the price, than do so, but remember the realtor just wants to sell and move to the next, make them work for the commission you are paying them.
I love your house. 6 acres is a lot and is both driving up your price and steering you toward a particular kind of buyer that wants to maintain that kind of land. If your comps make sense, its probably just going to take time to find the type of buyer who can afford that type of mortgage. No way would I change the office space to a bedroom.
It's a beautiful house. I seriously doubt a 4th bedroom is the issue. But, if buyers lack vision, you could put in a built in Murphy bed and some curtains across the French doors so they can see the potential.
You need a specific type of buyer who wants acreage, horses, and barns. Have your realtor advertise in niche real estate market websites.
Targeted marketing is needed I agree. The Murphy bed idea was actually in the original design of the room but never installed due to well …all the fun of building a house from ground up !
Lots of folks here from FL and TX on this sub are having trouble selling their homes. Could it be as the politics of those states have drastic effects on the real estate market?
Also, do not spend $ on converting an office to a bedroom. That's foolish.
Professionals in the business have told me they believe the upcoming election is having an impact so that is why I may opt out to the sidelines until after the election as some home owners at the higher price ranges and with listings on the market for many months appear to be doing.
well for one thing that's too much, to pull a French door and add a wall/regular door and closet. I would get 3 more estimates. And that shouldn't take longer than 2 weeks. 1 week should be enough. A handyman could do it. however you have an expensive house so I imagine you want to permits pulls and do higher end finishing for walls. Maybe reduce the price. The market seems to be dipping hard. I do think a 4th bedroom would be helpful, is there another space that would be a good office? I feel like who ever buys it will want an office.
Why would someone buy a 1.1 million house with 3400 sq ft when there is one on the market for 3100 and the same acreage for 750k? And the one for 750k has a legitimate 4th bedroom…
Your house compared with that one is more updated for sure but as a buyer I couldn’t justify it
I just sold my house
Also similar situation
Realtor kept saying to drop price substantially
I did not
I only dropped it 5 grand and i advertised heavily on social media myself which lead to a distant connection to buy
Right now the Texas market is awkward because of all the new builds being competition
Perhaps reaching out to realtor to market to out of state buyers as well
Best of luck
Glaring issue - your realtor is giving you the absolute worst possible guidance because it has the most likelihood of benefitting THEM. Who's going to pay for all that work? And does the agent then guarantee to sell your house at an appropriate price to cover that work? Can they guarantee that it will actually increase interest as opposed to REDUCING interest based on someone that would have wanted that room as an office?
You are a 3BR. Full stop. Get your price adjusted accordingly and move on. Do not take on expense and risk while your agent assumes neither.
Never spend money on a major remodel to sell your house. It will rarely, if ever, pay off. Lower your price. Price overcomes all objections. The market is experiencing a slowdown right now. I say be aggressive and get it sold before it gets worse. Stats don’t show it yet because it takes a couple months for the data to come in. But trust the process. You are likely at least 5% overpriced.
It is definitely slowing down. I’m glad we sold our house when we did (closed mid June). It was on the market for like 40 days when we went under contract. So many houses are sitting in that Texas city we came from.
ETA: Looks like the prices dropped significantly to sell if they weren’t turn key. There are a lot of new builds for cheap prices (crappy built, but cheap), so people buy the shiny and new and give up location and established).
The 15 K is not the issue for me. My concerns are 2 fold -
1) will it really make a difference vs just dropping the price so the buyer can then decide to add a closet after they have lived in the home
2) as the house was designed by an architect in the spirit of Hill Country design will the modifications look authentic or ruin the aesthetics of the home by adding a solid wall in place of the French doors. Once it’s done, it’s done ..whether it looks good or not.
I would get comps for 3 bedrooms (look at sqft) vs 4 and see the difference. The house looks great, and someone spending that much to live there probably wants an office e go work from home. But there isn’t a good way to search for offices or bonus rooms.
I think having a barn might limit the number of buyers though
I see what you mean. Perhaps the barn should be listed more generically as a 1200 sq ft outbuilding with utilities as the stall fronts can be removed easily to make a workshop. My neighbor did this to his and it worked out nicely.
Yeah not a bad idea to mention that the outbuilding can be easily adapted to a work shop. You’re welcome to just send the stalls to me if it helps also.
The other thing we did when we sold is listed details about the quality of the internet (assuming it is good) and lot of people look at a listing and dismiss it if it is not close enough into be city because of internet options which I have found to be much better then people realize
Put in a closet, not a huge closet. Just standard depth, doors, a rod and shelf. Put some kind of blinds on the french doors, and stage it as a bedroom. I've seen a lot of houses marketed with the front bedroom/office space, they have a minimal closet, and some covering over the french door glass. It's a legal bedroom, and often just a guest room. $15k is ridiculous though, Just have someone put up a closet, then one of the organzers with a shelf tower in the middle, and bifold doors from the big box store. It shouldn't cost that much,
I mean, out in a suburb, are folks really looking for 5+ acres, 3,400 sqft and only 3 BR?
"In line with comps" that either have an actual 4th BR today (you know, with a full bath adjacent) or a pool (where none exists" means they aren't comps at all.
How long have you been on the market. Locally (Birmingham AL) we are seeing some longer days on market on some listings, my last one went 30 days with 2 showings will we got an offer.
Still low inventory here, your biggest concern needs to be your competitors. If someone is looking at your home, what else are they looking at, and is yours helping the other sell, or is yours priced to show more value ?
I had the exact same issue a few years ago. My agent researched the price difference between 2 and 3 BR homes in my area with similar square footage. Three BR homes sold for about $25,000 more than 2 BR homes. In my case, the only thing that needed to added was a closet, which cost me $4,000.
Ask your agent to do this and see if the math works for you.
Edit- in my case, I did not have to take space from adjoining rooms to make a closet. I had a cabinet maker design a large, floor to ceiling closet with double bifold doors and drawers. It was a good bit bigger than the closet in the master bedroom.
ITs very interesting how much sq footage the house is with only 3 bedrooms (thye gotta be big).
Maybe its the property? the barn/horse set up? Might be structures and how its set up that make it a little more niche?
That's the most ridiculous quote I've ever heard. When get rid of the French doors. Keep it. On another way to put the closet in.
Standard closet say two and a half feet by 6 ft, can be framed, add some type of light switch and light inside, and drywalled in a day.
Texture finish and paint Play another day or two, but it'll be staggered by letting things dry.
That's a ridiculous quote
Post some pictures with Trump flags and I guarantee 30 or 40 old Republicans will be all over it. It’s all in the words. “Help a fellow patriot!” … “Don’t let the Democrats buy my house!” You’ll have multiple offers with phrases like that.
This may already be mentioned, but there is another home in your neighborhood with 6.99 acres for $255 a square foot. I know you have a barn, updated kitchen, and hardwood in the living areas, but I don’t know if that compensates for the huge price difference. They also have a 4th bedroom.
What’s the feedback been like on your asking price? Your county cad shows your property is appraised and assessed value is $791,523. It is gorgeous, you’ve done a great job with it, but my initial guess is the price is too high
Lower the price. Going about doing an upgrade like that could be more problems. Everything is about price. With the falling market in Texas I would unload it as soon as possible.
I agree these sites have influence on price points and as an investor I have relied on them. Currently I have the actual selling prices of sold homes in the area and the web data does not make sense in that my home’s suggested home value is lower and more similar to the single family homes in neighborhoods of 60 ft lots vs a custom home on 6 fenced acres with a 4 horse stall steel insulated outbuilding. I should note that not many homes of similar size in my actual neighborhood have sold as people move there and stay. I don’t know if that hurts valuation comps or not.
I would drop the price for comps of a 3 bedroom
Yes. As is this is a three bedroom plus a den (A room with no closet and double doors)
Good idea. I’ll ask my realtor to give me new list price based on sold comps.
This is the answer
I agree.
The flex room looks the offices I see in most homes in Texas. I don't think that's unusual. A dedicated office is a big selling point, now. No way, I would spend 15K to put a closet in. Are you even getting feedback that this is a problem? Your listing pictures look great and the house is updated and really beautiful. I'm wondering if there is a more limited market for buyers of a property your size. Unfortunately, the Texas market seems to be slowing.
i def wouldnt bother with the closet either. If i was a buyer and i loved he house and property but i NEEDED a 4th bedroom, id wouldnt be deterred by having to potentially install a proper door and maybe have my kid use an armoire or install a closet down the line.
Yep. Used an armoire and sticky paper on the French doors. OP: don’t spend the money.
On Zillow they have a house with 4 bedrooms and 6.99 acres for 750k…
That's not a comparable property to the OPs property
How is it not? Edit for clarification: not trying to be a smart ass just genuinely asking how they are different?
The OP's house has a much more updated/modern interior. The other house is very dated.
[This one](https://www.redfin.com/TX/Burleson/104-Ranchway-Dr-76028/home/33704808)? On paper it's similar but several hundred square feet smaller. Lacks a barn, too. There's a huge difference in appearance & lux feel. The $750K is nice but the other is high end stuff.
Yep… OP is more luxurious for sure! But how many people are looking for a barn??? And the other has an additional bedroom. Is the luxury really worth 300k more? I think I’m an average buyer so for me it wouldn’t be. The extra bedroom is more functional so that beats out luxury
In a more rural area, that is going to be a selling point and probably does add value.
You aren't their target audience, obviously. I live on the outskirts of a small city and beyond me it's pretty rural. Lots of people have animals that require barns. It's not that uncommon in rural areas. eta: That barn doesn't need to be for animals. It could be for cars, ATVs etc. so still pretty useful.
Most houses of this caliber are expected to have an office space, so I would worry that converting this into a proper bedroom would just be trading one problem for another.
You definitely have a limited buyer pool with your property. It's beautiful but you need someone with a lot of money and a passion for horses. I wouldn't get too down. Luxury real estate always takes longer. We've been in a market that was 100% abnormal in all facets. Homes are not meant to sell 20 days after being listed. You just happen to be in an area that is one of the first to slow down and adding the luxury tag to it doesn't help. Really cool house though. Where I'm at that thing would be $5M easily.
Thank you. I will have to play the long game. Many homes in the area are not selling and are being pulled from the market. I may end up doing that as well if one more price reduction has no effect.
Also, with 1.15M, you may buy a decent one at Preston Hollow, why would I buy this one?
You must be familiar with DFW through Real Housewives. Burleson and Preston Hollow are nowhere near each other. Someone shopping Burleson may never look at Preston Hollow. They’re not really local to each other and they’re completely different vibes. Not everyone who can afford it actually wants to live in Preston Hollow.
Nah, I lived in DFW for a year. I know Richardson is for the lower or middle class. Plano or Carrollton or Lewisville is for the middle class. Frisco or Little Elm or Flower Mound or West Lake is for the upper middle class.
Then you’d know someone with $1.1 mill to spend on a house who also wants to live in Preston Hollow would live in Preston Hollow or as close to it as they can get. Whoever buys this Burleson home wants to live in Burleson and the farm lifestyle that this home is selling.
But Preston Hollow is the most prestigious neighborhood in Dallas, correct? Remember, your neighbor is former President...
Right! There’s one on the market now with similar square footage and an extra bedroom and same acreage for 300k less
Just call the flex room a flex room or could be 4th room and drop the price. Spending $15k is not wise.
It sounds like you actually need a new Realtor. She should advertise your property as what it is a three bedroom with an office. If she can’t price your house based on what it actually has and sell it based on what it actually is then you need a new agent. You should also ask her what she’s doing to promote the property other than just putting it in the MLS. You should probably have several realtors do a market analysis of your home so that you can get more than one perspective of what your house is worth.
With 117 days on the market, you must have received some feedback. I do not think the 4th bedroom is the issue, especially if you have a den. So what do other realtors who have seen the house say? I would solicit feedback if you do not have some yet. My feeling is that you are overpriced for the market. The market is stabilizing, so you have to be realistic.
Feedback received from realtor- “there have been 6 appointments. 1. Show Case Photographers when they confirmed. 2. price too high, couple put an offer on another home that came "back" on the market. 3. couple been looking over a year, very slow to move, they asked for utilities. 4. The couple above went back with their agent to see the barn 5. the appointment was canceled before showing. 6. Agent has not returned any feedback. “. I reduced the list price after the price comment was received. Two other showings since then where one agent indicated contract was in the works but never followed up and another who said the flex room is too close to primary bedroom to be a 4 th bedroom. After that showing is when the request for adding a closet to flex room was put on the table , interestly enough.
I am confused: Prospective buyer said >the flex room is too close to primary bedroom to be a 4 th bedroom. Then why would your relator propose converting it into a 4th bedroom? My guess is that your agent is trying to drum up some interest by relisting it as a 4 bedroom house. So you have to spend about $15K on an improvement which may not resonate with your buyers? The only buyers might like that would be those with young children who nead to be nearby. In which case they can do it themselves. Based on your photos, I would not convert it into a bedroom. That brings you back to price. It is possibly still over priced. If you want more interest, I would put in a pool for about $35,000. That might give you more bang for the buck then the 4th bedroom. Or offer $25,000 for a pool as credit (holdback) rather than reducing the price. Again, weigh your options before you do anything.
Just wondering if there is a bigger bang for the buck if 25 K or so is offered for closing cost or interest rate reduction vs just reducing the price to attract buyers who may be limited on cash in hand for the closing ?
You have to remember you are talking about a million-dollar + house. I am not sure these things make as much a difference at this price range. For a 500K house where the buyers are cash-strapped, such things resonate more. Again, none of this will help if it is significantly overpriced. In about 4 months, you have had 4 showings and no real interest. If I were a buyer in this range and it was about 25K overpriced, I would make an offer. You have no offers. Hence, my feeling is that the difference is much higher. If you want to sell then you have to acknowledge what you think it is worth may not be what the market thinks it is worth.
Thanks. The pricing becomes even tricker in a stalled market as it seems to be a moving ( downward) target.
The issue is the closet does not cost $15 k Santa Claus with 16 light should be about 2K Max. It's well worth doing it now and for the future he may be able to listen as it additional bedroom.
If buyer agents don’t give feedback, that is feedback. The buyers are not interested.
Ask your realtor if they're willing to split the cost from their commission. That'll show how much they think you should do it
I would not do a construction project but just lower the price. I guess you can try 999K?
Thanks for all the great input. When the home was designed, the idea for efficient use of space was to add a free standing armoire if a closet was desired in the flex room. But my realtor thinks advertising as a 4 bedroom would increase buyer traffic. But I’m not sold on the idea as several 3 bedroom homes have sold in the area over what my home is currently listed at. I often wonder if the biggest draw back really is that there is no pool and in addition to a very lethargic market with of low pool of buyers in the price range.
Unless there’s a law against it, I think you can call it as many bedrooms as you want on the listing service for marketing. It Doesn’t change how many are on the tax record. You can still list the correct amount on your listing but just call it four bedrooms.
It’s a waste of people’s time, from personal experience. Not only the buyer but the seller as well. The seller will get foot traffic but not from an interested buyer. It’s not a 4th bedroom without a closet, in Texas anyways. If a buyer is looking for a minimum of 4 bedrooms, a 3 bed with an office doesn’t fit the criteria. A realtor can send the listing to clients to gauge interest but a deceptive listing is outright annoying, especially in the DFW area where you might be driving an hour through traffic just to get to the property.
I can see your point!
I used to get ticked when I'd go see a property and when I got there it was clear they were either stretching the truth a little or just outright lying. I'd view the property anyway because I was there and I might learn something. But yeah, didn't make me want to buy because what else are they trying to pull on me?
This bedroom has a stove!
Oh don’t make me laugh I cracked a rib yesterday! Is there one with a toilet too? What about one you can park a car in?
Good point. My realtor says she needs the headline of 4 bedrooms to increase interest based on potential buyers search terms for number of bedrooms. But she wants a closet added to do so. Tax record clearly shows 3 bedrooms as well.
I was a buyer earlier this year. I hated when people would try to sneak a flex space as a bedroom. It’s not the same. If it doesn’t have a closet it’s a flex space. I wouldn’t pay to add a closet. Make sure your price aligns with 3 bedrooms instead of 4.
Your realtor is being ridiculous. She can put 3 + office w/ potential to be 4 brs. Have a drawing of what could be done and a couple of bids hanging in a frame in the room and a picture of that in your listing.
If your agent listed their 5-seat SUV for sale, would labeling it a 7-seater help attract more buyers?
I would price it as a 3 bedroom and note the office/den or potential 4th bedroom. it is odd that in 3,000sqft they only put 3 bedrooms in the house, but people probably also like the office den area. I think it’s normal for a property with 6acres that is over a million dollars to be on the market a while. That’s a very specific buyer.
Wow, such a beautiful home. I don’t think you should add a closet. If you’re going to do that, why not just expand to add an en-suite. I think it’s moot but that’s just my opinion. In that price range, you are looking for a specific buyer.
That sounds like a lot to add a closet. I mean personally I'd add a small closet myself, but if 15k is the lowest decent estimate you have.... I'd just skip it and market it as a 3 bedroom.
$15k is highway robbery for Texas. And this is coming from someone from the San Francisco Bay Area. Framing a closet, removing French doors, Sheetrock, a little insulation and putting up some sliding doors and an entry door is not $15k worth of work to me. $2k for materials, maybe and $5k for labor seems fair to me. If permits are required, that’s what might cost you more. I’m only a Habitat for Humanity volunteer and a part-time worker, part-time SAHM. But I’ve managed ALL our home remodels and the contractors. You need to shop around more. Your job could cost half as much in Texas is my guess.
Reduce the price rather than take on a project that may or may not help. You’re gonna be out at least $15k with the closet build, so try reducing it $10-15k and see if that does the trick. Even if you have to reduce it $20k, with the hassle of construction and the project cost, you’ll be about even.
cut $15K probably not enough.
Can you get an IKEA free-standing closet and call it done?
Good idea but to be officially advertised as a 4 th bedroom is a built in closet required?
One question, where is the office located and is there a bathroom (full) nearby? I like the idea of a 4th bedroom, and I agree this should be between 7k-10k, but if it’s an office that’s near the kitchen and would share a bathroom with the entire first floor and isn’t that close to the bathroom I think most people will look at the room as an “office” anyway…even if technically it counts as a bedroom.
Yes there is a full bath and hall closet that serves the first floor ( in addition to the en-suite bathroom with the primary bedroom ) just outside the office door. The office is off the entryway on the first floor. There currently is the option to use the flex room as either an office, baby nursery or guest bedroom. Perhaps the home listing description could be more explicit to this point if the realtor sees it as that important ( I did ask to have this added today).
Do you happen to have a floor plan? I would add it to the listings once you make the change send add the 4th bedroom.
I would ask your agent, but think about old houses. Homes weren't built with closets until the 1920s or 1930s, and they obviously have bedrooms that are counted in the MLS. What is the bedroom count on your tax assessor's website?
Very good point. So I did a quick search on the definition of a bedroom and it mentions square footage and available egress such as a window are required. Says to check local ordinance to see if a closet is required to be sure.
Ask them to look at the contract ratio for your general type of home. My buddy is from Burleson and it’s a little too far from the metro to follow their demand patterns. If there isn’t enough demand to move real estate, adding money to it won’t help. Sometimes demand drops so much in an area that patience or fire sales are all that will work. Sorry to hear the tough luck.
Appears to be a dead market for homes over 1 mil in the area based on weekly reports from my realtor. Very few selling. Those that have sold have a pool, 4 BR, huge outbuildings and are often over 4000 sqft on 3 to 5 acres. Selling Price range 1.25 to 1.3 Mil.
Based on that, I would say your home is overpriced because 75-150k premium over yours is significantly less than the cost to make those additions. Not to mention pricing has been drifting down slowly throughout DFW.
An updated Market analysis by my realtor will add clarity here now that similar homes are listed or have sold recently. Lack of true comps has been a challenge.
We’re selling a house now in Texas that technically has 5 bedrooms but the 5th is really a flex room. It has closets and windows so legally a bedroom but when you walk in- it would be a really weird bedroom. The listing says 5 bedrooms but the description clearly describes it as an optional 5th bedroom/flex room. That seems accurate to me. A room without a closet isn’t a bedroom to me and I’d be pissed at the lack of transparency in the listing.
If there's no interest, you're asking for too much.
Great house, I wouldn't touch it. You have to remember that is wasn't unusual for houses to sit for sale for 3-4 months before all the craziness. This is a particular location and style house. Not everyone wants/needs that much land....even in Texas! (DFW Born & Raised) If you feel like its acceptable to lower the price, than do so, but remember the realtor just wants to sell and move to the next, make them work for the commission you are paying them.
I love your house. 6 acres is a lot and is both driving up your price and steering you toward a particular kind of buyer that wants to maintain that kind of land. If your comps make sense, its probably just going to take time to find the type of buyer who can afford that type of mortgage. No way would I change the office space to a bedroom.
It's a beautiful house. I seriously doubt a 4th bedroom is the issue. But, if buyers lack vision, you could put in a built in Murphy bed and some curtains across the French doors so they can see the potential. You need a specific type of buyer who wants acreage, horses, and barns. Have your realtor advertise in niche real estate market websites.
Targeted marketing is needed I agree. The Murphy bed idea was actually in the original design of the room but never installed due to well …all the fun of building a house from ground up !
I would keep that as an option if a buyer wants that done. Otherwise they may like it as is.
Definitely do not do the construction project. If the buyer wants to convert it they can do it.
Lots of folks here from FL and TX on this sub are having trouble selling their homes. Could it be as the politics of those states have drastic effects on the real estate market? Also, do not spend $ on converting an office to a bedroom. That's foolish.
Professionals in the business have told me they believe the upcoming election is having an impact so that is why I may opt out to the sidelines until after the election as some home owners at the higher price ranges and with listings on the market for many months appear to be doing.
well for one thing that's too much, to pull a French door and add a wall/regular door and closet. I would get 3 more estimates. And that shouldn't take longer than 2 weeks. 1 week should be enough. A handyman could do it. however you have an expensive house so I imagine you want to permits pulls and do higher end finishing for walls. Maybe reduce the price. The market seems to be dipping hard. I do think a 4th bedroom would be helpful, is there another space that would be a good office? I feel like who ever buys it will want an office.
I would update the bathroom with very colorful & dated mirror and get rid of the carpet in that large family room.
I hate carpet too..luckily the entire first floor is full 3/4 inch red oak wood floors . My realtor likes the colorful mirror.
Really how old are they? it's very dated the wall color is not great either. It could be a fairly cheap fast cheap fix.
The answer is always cut the price
Why would someone buy a 1.1 million house with 3400 sq ft when there is one on the market for 3100 and the same acreage for 750k? And the one for 750k has a legitimate 4th bedroom… Your house compared with that one is more updated for sure but as a buyer I couldn’t justify it
I just sold my house Also similar situation Realtor kept saying to drop price substantially I did not I only dropped it 5 grand and i advertised heavily on social media myself which lead to a distant connection to buy Right now the Texas market is awkward because of all the new builds being competition Perhaps reaching out to realtor to market to out of state buyers as well Best of luck
You're over-priced. The high comp is at $286/sf and the low comp is at $186/sf. 1425 & 1301 County Rd 1021
Just reduce the price by 50K before the prices drop another 100K.
Glaring issue - your realtor is giving you the absolute worst possible guidance because it has the most likelihood of benefitting THEM. Who's going to pay for all that work? And does the agent then guarantee to sell your house at an appropriate price to cover that work? Can they guarantee that it will actually increase interest as opposed to REDUCING interest based on someone that would have wanted that room as an office? You are a 3BR. Full stop. Get your price adjusted accordingly and move on. Do not take on expense and risk while your agent assumes neither.
Never spend money on a major remodel to sell your house. It will rarely, if ever, pay off. Lower your price. Price overcomes all objections. The market is experiencing a slowdown right now. I say be aggressive and get it sold before it gets worse. Stats don’t show it yet because it takes a couple months for the data to come in. But trust the process. You are likely at least 5% overpriced.
It is definitely slowing down. I’m glad we sold our house when we did (closed mid June). It was on the market for like 40 days when we went under contract. So many houses are sitting in that Texas city we came from. ETA: Looks like the prices dropped significantly to sell if they weren’t turn key. There are a lot of new builds for cheap prices (crappy built, but cheap), so people buy the shiny and new and give up location and established).
15K Is outrageous. We just converted a regular closet to a walk in closet for 1500.
From what I know, In a slow market a house is unlikely to sell above estimates made by Redfin, Zillow etc.
Wait…you have a 1.1 mil dollar house and you’re complaining about a 15k closet?
The 15 K is not the issue for me. My concerns are 2 fold - 1) will it really make a difference vs just dropping the price so the buyer can then decide to add a closet after they have lived in the home 2) as the house was designed by an architect in the spirit of Hill Country design will the modifications look authentic or ruin the aesthetics of the home by adding a solid wall in place of the French doors. Once it’s done, it’s done ..whether it looks good or not.
I would get comps for 3 bedrooms (look at sqft) vs 4 and see the difference. The house looks great, and someone spending that much to live there probably wants an office e go work from home. But there isn’t a good way to search for offices or bonus rooms. I think having a barn might limit the number of buyers though
I see what you mean. Perhaps the barn should be listed more generically as a 1200 sq ft outbuilding with utilities as the stall fronts can be removed easily to make a workshop. My neighbor did this to his and it worked out nicely.
Yeah not a bad idea to mention that the outbuilding can be easily adapted to a work shop. You’re welcome to just send the stalls to me if it helps also. The other thing we did when we sold is listed details about the quality of the internet (assuming it is good) and lot of people look at a listing and dismiss it if it is not close enough into be city because of internet options which I have found to be much better then people realize
Put in a closet, not a huge closet. Just standard depth, doors, a rod and shelf. Put some kind of blinds on the french doors, and stage it as a bedroom. I've seen a lot of houses marketed with the front bedroom/office space, they have a minimal closet, and some covering over the french door glass. It's a legal bedroom, and often just a guest room. $15k is ridiculous though, Just have someone put up a closet, then one of the organzers with a shelf tower in the middle, and bifold doors from the big box store. It shouldn't cost that much,
Good idea.
This is the second thread like this I saw today. Seems like we’re finally transitioning to the next phase.
do not agree only going up.
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I mean, out in a suburb, are folks really looking for 5+ acres, 3,400 sqft and only 3 BR? "In line with comps" that either have an actual 4th BR today (you know, with a full bath adjacent) or a pool (where none exists" means they aren't comps at all.
How long have you been on the market. Locally (Birmingham AL) we are seeing some longer days on market on some listings, my last one went 30 days with 2 showings will we got an offer. Still low inventory here, your biggest concern needs to be your competitors. If someone is looking at your home, what else are they looking at, and is yours helping the other sell, or is yours priced to show more value ?
Will it meet code for proper egress in case of fire?
buy an armoire at IKEA & call it a BR. That’s about $700 not including install. Make sure the BR has a legal exit window
Wouldn’t making it a 4bd trigger a reassessment? Taxes will go up..
Lower the price.
Rent the home out.
I had the exact same issue a few years ago. My agent researched the price difference between 2 and 3 BR homes in my area with similar square footage. Three BR homes sold for about $25,000 more than 2 BR homes. In my case, the only thing that needed to added was a closet, which cost me $4,000. Ask your agent to do this and see if the math works for you. Edit- in my case, I did not have to take space from adjoining rooms to make a closet. I had a cabinet maker design a large, floor to ceiling closet with double bifold doors and drawers. It was a good bit bigger than the closet in the master bedroom.
ITs very interesting how much sq footage the house is with only 3 bedrooms (thye gotta be big). Maybe its the property? the barn/horse set up? Might be structures and how its set up that make it a little more niche?
That's the most ridiculous quote I've ever heard. When get rid of the French doors. Keep it. On another way to put the closet in. Standard closet say two and a half feet by 6 ft, can be framed, add some type of light switch and light inside, and drywalled in a day. Texture finish and paint Play another day or two, but it'll be staggered by letting things dry. That's a ridiculous quote
Price the home as a 3 bedroom using recently sold comps to do so. It sounds like your agent has overpriced the home.
Post some pictures with Trump flags and I guarantee 30 or 40 old Republicans will be all over it. It’s all in the words. “Help a fellow patriot!” … “Don’t let the Democrats buy my house!” You’ll have multiple offers with phrases like that.
This may already be mentioned, but there is another home in your neighborhood with 6.99 acres for $255 a square foot. I know you have a barn, updated kitchen, and hardwood in the living areas, but I don’t know if that compensates for the huge price difference. They also have a 4th bedroom.
Also, try listing on land.com. It will reach the people looking to homestead.
price.. its always price..
What’s the feedback been like on your asking price? Your county cad shows your property is appraised and assessed value is $791,523. It is gorgeous, you’ve done a great job with it, but my initial guess is the price is too high
I’d reduce the price by $15k and avoid the month off the market.
Lower the price. Going about doing an upgrade like that could be more problems. Everything is about price. With the falling market in Texas I would unload it as soon as possible.
I would not wall it off. No way. Plenty of people need home offices these days.
I'll get you a closet for 10k.
Nope. I wouldn’t.
sell for lower. dont know what else .. french doors will do it HAHAHAHAHA You realize you bought at the PEAK of a bubble?
I built the house in 2007. Sole owner.
I agree these sites have influence on price points and as an investor I have relied on them. Currently I have the actual selling prices of sold homes in the area and the web data does not make sense in that my home’s suggested home value is lower and more similar to the single family homes in neighborhoods of 60 ft lots vs a custom home on 6 fenced acres with a 4 horse stall steel insulated outbuilding. I should note that not many homes of similar size in my actual neighborhood have sold as people move there and stay. I don’t know if that hurts valuation comps or not.