First, since they plan to be there for 10 more years, they should do whatever will make it a better home for them to live in. By that time, who knows what the market will be like? Or what buyers will be looking for?

Asking the question another way... why should the owners live in a house that doesn't suit their life style for the next ten years whe they could make some changes and enjoy it according to their needs and preferences?

How rare are 4 bedroom homes in the area?
That's a tough Q since 10 years is a long time . . . let's change the Q to:
"What would make the OWNERS happy TODAY?"
I know . . . we are always thinking resale . . . but in 10 years we may all be living on Mars. :D

likely a wash. lose a bedrm gain a dining and make it more open... but selling in ten years from now...we may be back to small closed off rooms..rather than opem....heck who thought donald trump would be the countrys taste??

It's impossible to predict what a so-far undisclosed buyer will want. I'd look to see if there's a tax effect on losing a bedroom.

My thoughts: it would make the house harder to sell.  Out here 4 BR homes go quicker and for more money than 3 BR homes.  I also don't see dining rooms being used much.  Me, I turned mine into a pub!

If they are not selling for 10 years ; this is a quality of life question. They should do what ever makes them happy!

At best a wash. I'm with Jeff Dowler CRS and Hella M. Rothwell, Broker/Realtor®. 

It's too hard to project where things might be in 10 years. Perhaps the trend toward open floor plans will be different?  Given the time frame, and what is not an unreasonable remodel, I would go with what you want to make it more functional and not worry about 10 years from now

I think it will be neutral for them. They will still have a three bedroom home, but gain a dining room. If they are going to live there for at least another two years, they should do what they want for now. 

I'm going with Hella M. Rothwell, Broker/Realtor® .  10 years is a long time and if the changes will make the home more enjoyable and liveable for them in the meantime, then I say"go for it". The upgrades will most likely broaden the market appeal when the time comes and appreciation will probably cover any costs incurred, so I certainly don't think it's going to be a negative in any way.   

If they are looking to sell '10 Years from Now", I do not have a clue as to what Buyers in that decade will crave, and what will be in vogue, at that time Women of Westchester Working Together.  I would do what they know they will enjoy, can use, and have a personal benefit from now, today. 

I'm going with it being a wash as well Debbie. I am very curious about the flood however having been through a very bad one. I may have other recommendations depending upon the flood conditions.

If done correctly, I would think an open plan would increase the value.

If they are not moving for a decade, I would suggest doing what will make them happy during their time there and not worry about a future sale.

I'm a fan of open plans and large windows, since buyers love them. Also, since they are going to live there for so many years, I'm sure it is not the first and last modification to the house.

The only reminding to anyone who wants to modify their home: make sure you have a permit for all modifications and additions.

Good morning Debbie. You had me at 10 years, that would me that any and all renovations should be focused on why is best for the client's lifestyle, not the future sales price.

I agree with Hella M. Rothwell, Broker/Realtor® and would add that likely the wife's idea is a good one for value as well as personal enjoyment.

I don't have a crystal ball to tell you what the market will be in ten years or what their life situation will be by then.   If they have the funds ( from insurance ) to do upgrades NOW, to fit their lifestyle NOW, with their family makeup NOW and their employment, school and job situation NOW;

I'd make the renovations, . . . . . you guessed it; . . . . . NOW ! 

Before they go very far with this question, Women of Westchester Working Together , some investigation needs to be done into whether the wall(s) they want to remove are load-bearing walls.  If they are, only portions can be removed without risking structural slow damage to the second floor, sagging floors, etc.  (That negative impact on re-sale value will be bigger than any gain they make by getting a dining room.)  After that, my vote goes with making changes to be happy in the house for the next decade...because if I am seriously going to forego a change I want in order to have better re-sale value in ten years...then why don't I sell the house now for the better price (hint: use a home stager!) and go find a new home with a better layout?  Then I get the best of both!  :  )

10 years is a long time.  Whatever they plan to do, hire an architect, use a licensed contractor.

Debbie, I wondering whether in 10 years' time the open floor plan will be a faded fad.  But if they want it to make the house more what they want, they should go for it.

I would say if they want more open space then take out the wall. 10 years is a long time and in the meantime they need to enjoy their home to the fullest.

These days, an open floorplan is the hot thing. Loosing a bedroom should not make much difference. Opening it up, adding a dining room and upgrading the kitchen will more than offset the loss of a 4th bedroom. However, 10 years from now, who knows what people want. Do the changes and enjoy the home, but be smart on how you change it.

We do not propose to be related to Merlin and don't have a crystal ball. There are way too many variables to project the correct answer.

It will depend onthe market 10 years from now but open floor plans are always good.

Home sellers may not recover the cost of extensive home impovements. Stick with the basics.

Hi Debbie -  factors I see:

Ten years is a long time, they should do whatever they want.

The bedroom that is behind the kitchen sounds like a guest(or maid's) room in my market and although it's technically the fourth bedroom --- it doesn't have the same value as a "true" four bedroom.   

Your suggestion of speaking with a local agent is a good one.

This sounds like a major undertaking.   

Not selling for 10 years i would say make the home the way they want to live in it. For any sort of future value, a 1 br home is worth far less than a 2br home any day of the week

Ten years! Do what is going to make you feel good about living there!

parked and reading

 Huh? Sorry, my eyes glazed over trying to read the fine print.