What type of wood floor should we get

[Anonymous]

We have a 1920s traditional brick home. We are just beginning plans to remodel the kitchen, which currently has laminate floor. We are opening the kitchen up a bit to flow into the dining room (but not a totally open floor plan) but we would prefer to have the same floor on the entire first floor.

The wood floor in dining/living room is original and in pretty bad shape. It cannot be sanded down any further to refinish, so now we are thinking we should replace all the wood on first floor (about 1000 sf), which wasn't part of our original budget. That said, we want the new floor to be an upgrade since we will probably sell the house in 5-7 years.

While I like to dive deep into many elements of home design, I'm not really into / knowledgeable about the nitty gritty details of wood floors like others might be. In looking at it from a buyers/resale perspective, what kind of wood floors should we choose that would be expected in a $2M house?

Pre-finished hardwood sounds appealing, as it's less of a mess, but is pre-finished a "step down" from unfinished hardwood? Can anyone tell the difference once installed?
Is engineered wood considered "cheap"? I read that it offers better resistance to warping, and we currently have several areas in the house with warped boards.
And finally, we weren't planning on replacing the wood on second floor. Is there any rule of thumb for the wood floors to look cohesive? Should we try to match the plank width or color (would prefer not to since it's kind of a yellow pine) or is it better to contrast?

As I mentioned, wood floors aren't really my "thing" so I'm open to just a good recommendation of something that is "quality" but won't break the bank since this isn't our forever home.

[Anonymous]

OP here. I realize this is absolutely the wrong day to post this question as most people are busy with family and errands, not sitting in front of their computer killing time, BUT, I'll add one more question for whenever you are done relatives and come back to DCUM.

Where does Luxury Vinyl Plank fall in the hierarchy of floors? I see people post about it and it seems to have lots of benefits (quiet, scratch-resistant), but does it come across as cheap?

[Anonymous]

Anonymous wrote:OP here. I realize this is absolutely the wrong day to post this question as most people are busy with family and errands, not sitting in front of their computer killing time, BUT, I'll add one more question for whenever you are done relatives and come back to DCUM.

Where does Luxury Vinyl Plank fall in the hierarchy of floors? I see people post about it and it seems to have lots of benefits (quiet, scratch-resistant), but does it come across as cheap?

It does. It’s something you’d use where you cannot put wood and do not want to use tiles.

[Anonymous]

Luxury vinyl flooring is best used in basements, where water resistance is a consideration in case of flooding. It can be used elsewhere, but doesn't have the same appearance as hardwood of any type, and would be out of place in a $2M structure.

Engineered hardwood is a good choice unless you plan to refinish your floors more than a few times during the time you own your home. It should last at least 40 years with reasonable care. It comes in a very wide range of price points, so can be more or less expensive than solid hardwood, but is more moisture-resistant. As you noted, it is more resistant to warping. There is usually little to no difference in appearance, and both types are commonly installed in more expensive homes. Under your circumstances, you can probably safely decide between engineered and solid hardwood based on price, and you'll likely find a very satisfactory engineered option at a lower price point than a visually equivalent solid alternative.

[Anonymous]

To add to and clarify the post immediately above, you will definitely find luxury vinyl flooring in $2M+ homes, but usually only in the basement rooms where its water resistance is desirable and the appearance is not unexpected. It would not usually be found on upper levels of such homes.

[Anonymous]

LVP is not nearly as scratch resistant as hardwood. Finish in place hardwood is the absolute best, and it looks amazing and lasts forever.

Do not use crappy LVP (it’s crap I don’t care how good you think yours looks) in your house.

We have engineered hardwood in our basement and it’s better than LVP but it scratches easily and won’t last as long as real hardwood - but it’s a basement so real hardwood was out.

Pre-finished hardwood is better than engineered hardwood, but won’t age as well.

[Anonymous]

Sand in place oak, medium stain (not too orange, not to gray). Don’t overthink it. You’re going for “are these original?”

[Anonymous]

Anonymous wrote:Sand in place oak, medium stain (not too orange, not to gray). Don’t overthink it. You’re going for “are these original?”

PS the second floor can be a different species/width. I’d try to have the colors be harmonious and I would have the “seam” at the top of the stairs. Or do a nice stair runner.

[Anonymous]

Anonymous wrote:OP here. I realize this is absolutely the wrong day to post this question as most people are busy with family and errands, not sitting in front of their computer killing time, BUT, I'll add one more question for whenever you are done relatives and come back to DCUM.

Where does Luxury Vinyl Plank fall in the hierarchy of floors? I see people post about it and it seems to have lots of benefits (quiet, scratch-resistant), but does it come across as cheap?

I have seen LVP in some new homes from Toll Brothers and NV Homes that are $1.5-1.8m. I hate it. It is too smooth, does not have the feel of hardwood. I would choose hardwood every time.

[Anonymous]

Anonymous wrote:

Pre-finished hardwood is better than engineered hardwood, but won’t age as well.

The second half of this is just wrong— prefinished hardwood is the most durable form of wood flooring because the finish can be applied in the factory.

On the other hand people can tell the difference because on site finished has the uniform gloss/finish which reads as expensive to many people so while I think prefinished looks fine if you are asking what people will expect in a $2M home the answer is on site finished.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Pre-finished hardwood is better than engineered hardwood, but won’t age as well.

The second half of this is just wrong— prefinished hardwood is the most durable form of wood flooring because the finish can be applied in the factory.

On the other hand people can tell the difference because on site finished has the uniform gloss/finish which reads as expensive to many people so while I think prefinished looks fine if you are asking what people will expect in a $2M home the answer is on site finished.

I agree upstairs can be different so you could prefinished upstairs if you wanted

[Anonymous]

Op I’m a realtor and small scale builder. The “classic” is real, pre-finished or finish in place hardwood floors in a medium stain. That’s what boomers and Gen Z like and know, they are expensive and look classic.

No one I know is installing them. Everyone goes for engineered hardwood, which is basically real hardwood glued to a composite. The composite is also wood, and bonus-tougher and more resistant than the planks of hardwood described above. So it’s technically real wood. But since it’s a “top” glued to a composite you can buy so many different looks. I initially hated engineered wood. I hated that I could tell it was engineered, hated that it scratched, etc. But the secret is to buy a higher end product. Don’t cheap out on it.

LVP is the new builder standard and it doesn’t matter if the house is 500k or 2mil. It is cheap, durable, versatile, and looks like wood. Personally I was shocked to learn that everyone just accepts plastic instead of wood now but whatever. It’s an easy and versatile product that feels nice on my feet. Not sure I’d lay it in my house but it’s becoming so common even at high price points.

Personally I’d get a really nice engineered product. Go for varied lengths and varied widths - the non uniformity makes it look more natural. Get a nice neutral color and a sheen that feels good in your feet.

Don’t worry about top and bottom floor matching. Good luck!

[Anonymous]

Luxury vinyl plank has no business in a 20s colonial home.

[Anonymous]

2-1/4” wide quarter sawn white oak, clear poly 3/4” thick.
LVT belongs in rentals.

[Anonymous]

Anonymous wrote:Luxury vinyl plank has no business in a 20s colonial home.

+1000

The marketing addition of the word "luxury" to this product has been very effective, but it is not luxury or classic.