I have a cape cod that is for sale. The auditor's website lists it as a 3 bedroom. We have one bedroom down and upstairs is divided into two bedrooms each with closets. However, the stairs come up through the one bedroom and you have to travel through that bedroom to get to the other bedroom. My realtor wants me to list it as a two bedroom. Is there any logic to doing this????

Allen

If the county says it's a 3 bedroom, it should be listed as a 3 bedroom. Your agent can explain the situation in the description or remarks section on the MLS.

In NC we are taught not to depend on the county records. I have a listing with 5 bedrooms and the county records show 5 bedrooms but there is only septic for 2 bedrooms and there were no permits pulled for the 3 add on bedrooms.

I listed it as a 2 bedroom. My license is worth more than some county employee mistake.

I have noticed the county is quick to add on extra sq ft that doesn't exist and they also count non-permitted additions. my guess is because all this increases the taxable value.

Your agent should list the house as it legally is.

Have the agent check with their MLS on the grounds to list it either way. Your real estate professional needs to list it as it legally is.

Allen,

The fact the stairs go up to one bedroom and you have to walk to get into another bedroom has nothing to do with fact it is a bedroom or not. Usually a bedroom has a closet and a window.

What I WOULD consider that to be for many buyers is a NEGATIVE selling feature with a floor plan that is not appealing to the mass of buyers.

For that you will have to reduce your price compared to other properties without that layout to sell and overcome that issue.

I would count the number of bedrooms according to how an appraiser and the rules of my MLS see it. Does each bedroom also have an exterior window? For me, a bedroom has to have a window/door to escape in case of a fire and a closet. Every state/area/MLS is different.

It does have a window. Thanks everyone for the feedback. I think I'd like to keep it listed as a three bedroom just to get people in the door. They may then realize it is only a two but COULD work for them.

In my area that room arrangement is known as "tandem" bedrooms. That is, there is no hall between them, and one walks directly from one to another.

Our MLS has our own rules (in writing) so it is pretty easy to make an informed decision on how to market the home....and we also have a disclosure which reads:

- These properties were selected from the MLS database by the agent listed herein, who may not be the listing agent. - - - -
- - - - Information herein deemed reliable but not guaranteed - - - -
Copyright 2010 Lake Of The Ozarks Board of Realtors, Bagnell Dam Association of Realtors 12/04/2010 09:18 AM

One easy way to check is to ask an appraiser how the various types of loans want this type of layout to be valued.

The conforming type of appraisal (Fannie, freddie) might be different from an FHA or VA appraisal. I remember at one time FHA would not consider this to be a 3 bedroom, but would call it 2 bedroom with den. But that was 15 years ago.

My advise would be to list it as a 2 bedroom, and mention that there is another bedroom off the second bedroom.

Happy Investing!