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Also- if you waited a year, do you think you could afford a house that has a layout you likebetter but also those other things you love? Or is that years away?

I don't mind the multi level layout. The two floor split entry I really don't like because I feel like most people never use the lower level so the house feels like half the square footage that it is (and that you paid for). We did run into a lot of split entry houses that fit other criteria for us it I just couldn get past it. We waited and stretched our budget and found a house we love that just has lots and lots of more cosmetic things to fix.

Take out carpets. But I just don't like wall to wall carpeting... maybe take out wood siding in kitchen or paint it darker?

@Mrs. Pen: could you go back and look at it with a contractor who could give you estimates for the big changes you want- like taking out the kitchen wall? I agree- taking out the wall and making a big open area for that level would be nice. Also I don't know who thinks carpet in a dining area is a good idea!

I am inclined to place more value on the location- neighborhood, yard, than just the house. But it depends what you dislike specifically. Things like carpet and wood paneling can be removed as you have money or time for it. But only you know how much the multi level thing will bother you. Also are the bedrooms set up well for you-like who wouldsleep in that bedroom on the lowest level? We had looked at one townhouse like that but I knew I wouldn't be comfortable with a 2or 3 year old 2 flights away from me. But as a guest room that would be awesome for more privacy.

House hunting is hard.

Ok- one last thought. If you hate the layout, is it possible you could wait and find something smaller or older wth more updates needed, but with a layout you prefer, more in your budget but similar neighborhood? Even a smaller yard but still in a nice neighborhood that you like?

My dream is to buy a house abutting conservation land and trails so I can understand why that is a major draw. I think if you open up the kitchen and do hardwood throughout that it's really not bad. I would like that there are bedrooms upstairs. would you need to use the downstairs bedroom or could that be a guest bed?

Yes, I'd paint the wood or remove it all together. Remove the carpet. Paint the banisters - I think replacing can be $$$. I'd want to open the kitchen for sure, add an island with some seating.

Having bought our home, then renovating I learned that you can change ANYTHING, except location!

I think location and neighborhood are more important than layout. (I'm no fan of split levels either.) I like your modern inspiration photos. I def think there are cosmetic changes can make that will help update the look.

Lots of white/cool gray paint on the wood trim and beadboard and walls, paint cabinets or replace, replace stair rails or paints, and do floors and that would all make a huge difference. And without the new kitchen cabinets, cost maybe <20k? Probably depends on prices in your area, and that's new flooring. Way cheaper if you paint everything yourself.

I wouldn't be worried at all about the cosmetic stuff. I would be only concerned about the layout. It seems like that wall would come out but it could be $$. You'll need a contractor to look at it. With a little cosmetic stuff I would probably be cool with the layout but it's you that has to like it! Also the inventory around where I am is super low so maybe that's changing my opinion.

@Mrs. Pen: maybe your realtor knows a contractor to do a walk through with you? I would definitely start there. But also- I kind of like painting too, but trying to do it with two kids and no child care sucks. We have literally been staying up past midnight painting since we can't start until they are both down. It sucks. But maybe since C is a little older he will be better about staying out of the way? Either way- painting can happen when it happens, not a deal breaker.

Unless there is a real specific need or problem with the layout, location and lot would be so much more important to me. When we were house hunting, there were SO many raised ranches that we had to immediately eliminate because we have family members with physical disabilities that will not allow them to do stairs. Neither DH or I liked raised ranches or split levels but would have considered it for the perfect location and price if we could have. No house is going to be perfect but over time you can adjust it to your taste and needs. You cannot adjust the location or lot so that is why I would make those factor in much more.

I think the main issues are cosmetic and that doesn't seem too bad overall to me.

First, I dislike the octagonal window. However, if you're not doing other windows, I'd leave it. It's expensive to replace windows and probably to cut bigger ones (I'd want a much bigger, rectangular one there, if possible).

Second, the trim is a huge part of the visual problem, and it's not even really the color, it's the style. Bullseye rosettes have no place in this house, so getting all the busy, ahistorical stuff like that out will make a huge improvement to the aesthetics, and not be too expensive.

Third, as to the kitchen wall, I'd consider either closing off the window entirely or doing a half wall with cabinetry underneath and a countertop. Or maybe a banquette? Kind of depends on what the rest of the kitchen looks like and whether you need more storage or a breakfast area.

I would really like living on a park!

The first thing I notice is that tiny little breakfast area taking up a ton of space in the kitchen with a big dining table steps away in the next room. I'd definitely use that corner for something else - more cabinets? pantry? Knock the whole wall down? Depending on how functional the kitchen currently is. I also notice it feels like wood on wood on wood - not sure if your house has that same aesthetic but I would definitely paint the trim white, stain the railing/banister darker and use upholstered chairs and glass table in the dining room.

For us location and lot size are the most important things that you can't change. Anything in a house can always be changed! I wouldn't do any major renos until you lived in the space a bit, it really is the best way to determine how your family would best use the space. And of course check with a profession to make sure any walls you would remove aren't load bearing.

In the meantime to make it more your style, you'll feel so much better once those carpets are gone. And paint changes spaces so much that if you paint some walls, trim, and railings, it might make you feel happy enough in the space until you save more for renos and do some planning.

@Mrs. Pen: I think with the location and lot, I would go for it. Hopefully seeing the similar home you saw that's been updated will give you an idea of the potential the house has.

@Mrs. Pen: You should be able to take out the wall. Even if it is load bearing, there are things they can do. I would definitely open it up. It could work though!