I'll try to keep this brief. We paid $110,000 for our 1350 sq ft. home. Great starter home - 3 bd, 1 bath and the neighborhood it is in has all comparable homes. However, thinking about resale - the 3 bedrooms are very small. Two of them are 10 x 11 and the other is 10 x 10. Very small. One of the "features" of the homes in this area is that the washer and dryer are usually in the kitchen but we are lucky enough to have a small room in the garage for the W & D. I have some questions about options we might have to adding to the value.

1. We can adjust where the W & D are and make a small 1/2 bath by cutting a door in the den wall. This makes it a 3bd 1 1/2 bath.

2. Do we convert the 1 car garage (already a converted carport) which is about 11 x 19 into a larger bedroom with a 3/4 or even a full bath with the W & D on the back side? (note: we do not use the garage except for minimal storage - we live in the south and deal with very little weather.

3. Do we make our house a 2 bedroom / 2 bath by knocking out a wall b/t two of the bedrooms and make it one larger bedroom with a second bathroom?

The ideal solution would be to add on but financially that is not really an option. I know 2 bedroom homes are not as desirable but this is a well established "starter home" neighborhood with either young couples or retirees - not too many families in between.

I need a seasoned real estate person to tell me what the "best" option is as far as the future sale of our home would be concerned. When we bought it, it had been on the market for about 2 months longer than the typical home in this neighborhood. It has a lot to do with the outdated decor which we have changed, but it could also have had a lot to do with no real master bedroom and only one bathroom.

Thanks in advance for the advice.