The One Room That Really Matters For Resale, According To HGTV's Erin Napier

The caliber of a room's design and function can really make or break a home's sale. Everyone considers the kitchen and main bathroom as key areas on a buyer's mind, making them popular rooms to renovate for the best home value. Although these common areas can definitely affect whether or not someone is willing to pay the asking price, there is another private room that can also be a major determining factor, according to designer Erin Napier: the master suite.

"A master suite is what makes a house resellable someday," Napier said on Season 4, Episode 9 of "Home Town" (via YouTube). The master suite is typically the primary bedroom (largest sleeping quarters in the home) with an en suite private bathroom. Often, there are also luxury amenities like a walk-in closet, seating area, or workspace. Buyers will value a home with a master suite more given the ample function and luxury they add. Homeowners don't have to share a bathroom with guests or children, their wardrobe is easily accessible, and there's extra space for hobbies. Those amenities are especially beneficial when the primary suite is shared by a couple.

Turning a primary bedroom into a suite is an upgrade that raises the value of your home. The master bedroom is already one of the top three rooms to stage when you're selling a house, so it is no surprise that upgrading the bedroom to a suite can increase its appeal to buyers. According to contracting company Total Craftsmen, an addition of a mid-range master suite can have a return on investment of over 55%. Those percentages increase with a private full bath. If you plan on selling your property, it's best to know how to make an en suite bathroom work in your space.

In the case of the Mauldin Home on "Home Town," the client was a bachelor who wanted a good investment rather than a forever home. Erin Napier delivered on that by combining two bedrooms and a bathroom to create the master suite. The end result was a large primary bedroom with a private bathroom and walk-in closet. The bathroom was grand, featuring a double-sink vanity, free-standing tub, and walk-in shower with a bench. Napier stands so strongly behind the value of such private quarters that in another project for someone's forever home, she reconfigured an outdoor storage closet, laundry room, and large bathroom to create a signature master suite. So, if you already have a master suite, ensure it's upgraded, or at least clean and staged when you're ready to sell.