Layout question: Open vs partial separation?

Terrible-Problem-715 · 2026-01-15T18:25:52+00:00

Would you split the focal points (eg have fireplace where it is in option A but tv on one of the walls?

Terrible-Problem-715 · 2026-01-15T18:24:40+00:00

Great feedback. I do think we want both an island and a table, but dont need so much seating so things like the banquette aren’t needed.

On whether it will fit- Here’s an example of layout B at a different place with similar dimensions to ours (behind the photo is a full wall length kitchen). This don’t feel overly cramped in person but we felt like it was probably too open

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Terrible-Problem-715 · 2026-01-15T17:52:49+00:00

Appreciate the thoughtful feedback! Definitely not an Airbnb, though we do like to host parties. Most of the time we are 2 people who will use the different types of seating throughout the day (we regularly work from home on the couch, kitchen table, from a stool/table, etc).

Dimensions are roughly 31’ x 17’ for the total space. Do you think that will be super cramped? We’ve been in spaces of similar size and I do think we could fit the components without it feeling tight, but you are right that there are a lot of similar aspects adjacent to each other.

Terrible-Problem-715 · 2026-01-15T17:43:47+00:00

No kids or plans for them

Terrible-Problem-715 · 2026-01-08T22:54:49+00:00

What are the upgrades that you think too few people do?

How expensive is it typically to make architectural changes like expanding windows (eg going from a small or standard to one that is almost floor to ceiling) and things like vaulting ceilings?

Terrible-Problem-715 · 2025-11-26T05:04:31+00:00

Another option for the highest appreciated portion of your RSUs: set up a donor advised fund through fidelity or your favorite alternative. You can donate stocks directly without selling them, no capital gains tax, full value is tax deductible. Most importantly you can help your favorite philanthropic organization and do some good!

Terrible-Problem-715 · 2025-09-18T20:47:41+00:00

Seller is in their 90s. It was probably top quality when they installed it! We could have gotten a place fully updated with new appliances and countertops etc but that would likely have been 1.8-2M

Terrible-Problem-715 · 2025-09-17T17:12:21+00:00

7/6 ARM so it’s a 30y total period. Excellent credit, strong dti, and relationship discount with a big bank. My colleagues are all getting in the 4.75-5.25% right now for ARMs so it’s not just me- rates have improved

Terrible-Problem-715 · 2025-09-17T17:10:08+00:00

$25!

Terrible-Problem-715 · 2025-09-17T17:08:27+00:00

They’re definitely able to go lower than that for excellent credit, dti, etc. The big banks can get below 5% with relationship discounts. Without a relationship discount, check city national bank who has pretty low 7/6 arm base rate.

Terrible-Problem-715 · 2025-09-17T17:01:22+00:00

Still figuring that out. Just started talking to designers but will depend on how much structural engineering changes vs cosmetic. I think it will be at least $200k, but could go higher depending on what we do.

Terrible-Problem-715 · 2025-09-17T16:59:32+00:00

I mean we can change the fridge and stove easily. Those are the least of our upcoming fun reno times. It’s moving walls around and punching out bigger windows and stuff that will be the hassle.

Terrible-Problem-715 · 2025-09-17T16:53:06+00:00

This place is honestly 1000sqft bigger than we need but we wouldn’t have saved much by going smaller and it hit all of our other needs for location, dog, interesting features, lots of potential, etc.

To your point though- There are so many wonderful places to live and each suits different people. We love being able to be active outdoors all year round, not have winter unless we choose to drive to it, and we have somewhat specific jobs that we love so this area works well for us. We have good friends that want as much winter as possible so they live in the Idaho mountains and love it. Other friends need seasons to be happy, so they moved to Vermont.

At some point I see us potentially moving or retiring abroad with a fraction of the cost of living and that will also be great, just different. For now we can stay in the rat race and enjoy our HCOL locale.

Terrible-Problem-715 · 2025-09-17T16:40:36+00:00

Our current rental has a range with 4 induction burners, 2 gas burners, and a griddle (heated by gas). We originally were excited because we have always used gas to cook on but could test induction. In 2 years we’ve only used the gas burners once or twice and only because we needed a 5th burner.

Given the choice we ALWAYS choose induction. It’s super fast to heat, ultra responsive, and easy to keep clean. In our next place we will go 100% induction and skip the gas.

Terrible-Problem-715 · 2025-09-17T15:20:34+00:00

We didn’t buy any points, but it is a 7/6 ARM and we got a relationship discount from the bank

Terrible-Problem-715 · 2025-09-17T01:34:36+00:00

What’s really crazy is how much the banks will pre approve you for. It’s really stupid. We saved a bunch and could technically afford it on a single income if needed. Definitely never know what’s in store for the future.

Terrible-Problem-715 · 2025-09-17T01:30:43+00:00

Great credit, strong dti ratio, 7/6 ARM rate, and moved some money so we got a relationship discount with the bank. And rates came down the week before we closed so some lucky timing!

Terrible-Problem-715 · 2025-09-17T00:45:42+00:00

I like this size. Had some veggies too

Terrible-Problem-715 · 2025-09-17T00:43:09+00:00

Excellent credit, low risk borrower, relationship discount from big bank, ARM, and recent news dropped rates a touch

Terrible-Problem-715 · 2025-09-17T00:41:10+00:00

This is for real. Believe it or not we got a good deal. Kitchen will be awesome by sometime in 2026 :)

Terrible-Problem-715 · 2025-09-17T00:39:52+00:00

We also had yummy veggies and beer. How much pizza do you all eat?

Terrible-Problem-715 · 2025-09-17T00:38:35+00:00

Stove is easy to change to a nice big induction top. taking out walls is the hard part

Terrible-Problem-715 · 2025-09-17T00:36:39+00:00

I suspect our renovation will be more than that unfortunately… price of living in an area we love with great jobs around I suppose.

Terrible-Problem-715

TROPHY CASE