Anonymous wrote:We debate something similar a few years ago and have been so glad that we didn't listen to our contractors advice to open the wall between kitchen and dining room. We lived for a month in an open concept rental and realized how much more we like the separation. We like to cook big elaborate meals and host dinner parties, and it's so nice to have the kitchen mess separate. Plus t keeps the feel of our historic home historic.

This only works if you have a mansion with living quarters for your underlings

Anonymous wrote:I don't like open concept most of the time. I'd choose floors and curb appeal.

You are stupid and should be ignored. The majority of buyers prefer open floorplans.

Most of these renovations will not yield a positive return at sale. You would do better to keep most of the money, and spend just a little on fresh paint and high quality staging.

We debate something similar a few years ago and have been so glad that we didn't listen to our contractors advice to open the wall between kitchen and dining room. We lived for a month in an open concept rental and realized how much more we like the separation. We like to cook big elaborate meals and host dinner parties, and it's so nice to have the kitchen mess separate. Plus t keeps the feel of our historic home historic.

I don't think you can open up your kitchen for $15k unless you have no plumbing, hvac etc in the wall, do IKEA cabinets and counters, and do a lot of the work yourselves. We've looked into it a bit in our small NE rowhouse, and to do it right with professionals, we'd be looking at around $40k. We are going to opt to just do new cabinets and counters, looking at a budget of 7-10k because the kitchen is so small. No new appliances for us either.

I'd focus on the outdoor space. Whenever we are ready for our next house, a big patio and easy to maintain yard will be very high on our list.

open the kitchen and redo the hardwoods this year so you can enjoy for 3 yrs. Paint the exterior & landscape a year or two before sale for curb appeal.

Anonymous wrote:Split btwn curb appeal and open kitchen

This and I'm not sure you can do the kitchen for $15k.

I'm a Capitol Hill neighbor, so I'm going to make my suggestions based on that:

Closet - Closet space is such a premium with Hill houses that it will set you apart from competition in future.

Outdoor space - Because square footage tends to be more limited on CH than in the burbs, I think people really live in their outdoor spaces 3/4 of the year. If done well, it's almost like an extra "room."

Paint the exterior - Curb appeal seems to matter to CH buyers. I guess if you are going to buy a historic row home, you are probably someone who cares about that.

And I would actually put opening up the kitchen lower on the list from a purely resale perspective. Some people like when old houses have traditional layouts.

If you open the kitchen you will need to add HW where the wall was taken out and refinish the floors anyways. With a house that small, all floors need to be consistent. Also if you don't have it already, HW in the open kitchen.

Floors. Or if the outside of the house looks like it really needs painted, I would do that.

Anonymous wrote:

Thanks all! We dont need new appliances as we just bought new appliances but we may want to change the cabinets/counters depending on cost. How much do you think this will cost to open up the kitchen/dining room and also upgrade counters and cabinets and install new floor?

depends on the size of the kitchen, if you're moving plumbing, if you have to upgrade lots of electric, etc. I am assuming that removing the walls also entails reconfiguring the kitchen? or can you just remove the wall and put in an island or something? If you post a floor plan on gardenweb kitchen forum, you'll get lots of layout advice.

Cabinets/counters can range from inexpensive (Ikea, granite) to expensive (custom, quartz or quartzite, etc).

I think the kitchen is the best bet, but you might want to wait until you can do it all the way you want--best layout, etc.

If you're going to open up the wall, you're going to need to remodel your kitchen. It will look awful otherwise. Save your money and wait until you can do it right.

Thanks all! We dont need new appliances as we just bought new appliances but we may want to change the cabinets/counters depending on cost. How much do you think this will cost to open up the kitchen/dining room and also upgrade counters and cabinets and install new floor?

depends on the size of the kitchen, if you're moving plumbing, if you have to upgrade lots of electric, etc. I am assuming that removing the walls also entails reconfiguring the kitchen? or can you just remove the wall and put in an island or something? If you post a floor plan on gardenweb kitchen forum, you'll get lots of layout advice.

Cabinets/counters can range from inexpensive (Ikea, granite) to expensive (custom, quartz or quartzite, etc).

I think the kitchen is the best bet, but you might want to wait until you can do it all the way you want--best layout, etc.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Open kitchen to dining would be first. But if you are also renovating the kitchen with new cabinet, counters, appliances, you need to increase your budget.

Thanks all! We dont need new appliances as we just bought new appliances but we may want to change the cabinets/counters depending on cost. How much do you think this will cost to open up the kitchen/dining room and also upgrade counters and cabinets and install new floor?

You should get some quotes from contractors. New cabinets are $$$ and could eat up your 15K, unless you do Ikea type. Counters maybe 1-2K.

Counters don't have to be $1-2K if you go with butcher block. Not sure what the obsession is with granite.

We are about to redo my kitchen and doing butcher block counters as they are functional. We like the look of Carrara marble and will use either marble tiles as backsplash or ceramic tile that looks like marble.

Anonymous wrote:

Anonymous wrote:Open kitchen to dining would be first. But if you are also renovating the kitchen with new cabinet, counters, appliances, you need to increase your budget.

Thanks all! We dont need new appliances as we just bought new appliances but we may want to change the cabinets/counters depending on cost. How much do you think this will cost to open up the kitchen/dining room and also upgrade counters and cabinets and install new floor?

You should get some quotes from contractors. New cabinets are $$$ and could eat up your 15K, unless you do Ikea type. Counters maybe 1-2K.

Redo the closet and replace or refinish wood floors.

There are actually really cheap ways to put in a custom closet (google Elfa Rubbermaid). And this will greatly improve the functionality. I live in a small condo, and I tripled the storage in my master bedroom closet just by redoing it.