Remodeling a master bath might add value but be aware of cost

Q: My wife and I live at The Lakes in a two-bedroom, two-bath home with 1,576 square feet. We want to remodel the baths. Both have a tub/shower combination. The master bath has a garden tub with a shower head, so you can shower.

My question is if we take out the tub in the master bath and make this a large shower, will the house still be classified as two-bedroom, two-bath; and will this affect the value of the home since there will only be one bath tub in the front bath? Thanking you in advance. -- Jose and Sandi U., Las Vegas.

A: Thank you for your excellent question.

The answer to the first part of your question is that your home will be listed in our Multiple Listing Service as having 13/4 baths, once you convert the tub and shower combination into a larger shower.

To answer the second part of your question, it has been my experience that most buyers today don't care if they have a bathtub or not in the master bath.

If a buyer definitely wants a garden tub in the master bath, then they would simply eliminate that particular listing from their search for a new home.

If the other features of the home meet or exceed their criteria in purchasing a home, then the three-quarter bath in the master bath may become a non-issue.

Larger showers have a definite appeal to homebuyers, especially if there are multiple shower heads or the shower is bigger than a phone booth.

I generally advise homeowners to look beyond whatever resale value a remodeling project might add to their home. One reason for this is that potential buyers may have different tastes or ideas about what is important to them.

Assuming you plan to live in this home for some time, you may want to make your remodeling decisions based on your own enjoyment, comfort and lifestyle. That way, you will get your money's worth.

I would compare this choice to putting in a swimming pool. If the homeowner really wants a pool, then they will get their money's worth. If a potential home buyer doesn't want a pool, then it has little or no real resale value to that buyer.

That being said, like most remodeling projects, you may find that your new and improved bath may attract some buyers. It may make your home easier to sell by setting it apart from similar models in your neighborhood.

Just keep in mind that in most cases, a remodeled bath will not add enough resale value to your home to match what you actually spent on the project. In fact, according to a report by Remodeling magazine, a typical bath remodel recovers between 63 and 85 percent of its cost, depending on regional differences, material costs and other factors.

Finally, you may want to consider a few of these tips when remodeling your master bath:

* According to Remodeling magazine, the average price of a mid-range bath remodel in 2007 was $14,445. It may be even higher today.

* Whatever you do, keep it clean, simple and organized.

* Replace old medicine cabinets, maybe with a big mirror.

* Replace old lighting fixtures, perhaps with new sconces on both sides of the mirror, plus a new overhead fixture on a dimmer.

* Re-caulk where needed around sinks and showers.

* Repaint with a neutral color.

* If you have room, consider displaying some framed art.

Sue Naumann is the president of the Greater Las Vegas Association of Realtors and has worked in the real estate industry for nearly 30 years. To ask her a question, e-mail her at ask@glvar.org. For more information, visit lasvegasrealtor.com.