Would a nice tub be worth it?

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Would a nice tub be worth it?

Annette Holbrook
GA · Member since 2023 · 18 posts · 5 votes

Should I rethink my plan?

I am remodeling my mountain cabin. I currently live there full-time but will probably move in about 4-5 years max. At that point it will become a short term vacation rental. The property consists of a 4 bedroom main house and a detached carriage house with a loft apartment above. I am renovating the carriage house first and then I will move in there permanently and will put the main cabin on the rental market after it gets renovated. The main cabin will end up with 4 beds and 4 baths, 3 with walk in showers and one with a pretty, but basic shower tub combo. In the carriage house, the current bath has a basic fiberglass shower and a small walk in closet. I was originally planning to upgrade the shower and turn the walk-in closet into a laundry room as the current laundry for the carriage house is in a closet in the garage.(I am adding a better walk-in closet closer to the sleeping area). But it occurred to me that I could make the closet and shower into a wet room and have a nice, big soaker tub. I can live with the laundry down a flight of stairs. As the main house will only have the one basic tub, it seemed like this might be a way to have a nice tub on the property. The carriage house has one bed so will be a couples retreat, so maybe that’s the place to have the more luxurious bath? I won’t personally use the tub, but won’t mind looking at the pretty tub when I’m showering.

Pics 1 and 2 shows the shower and laundry room option, pics 3 and 4 shows the wetroom option, cost wise it’s about the same.

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Collin HaysBusiness Member
Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
9mo

I like the idea.  What is the style of the home?  

We built a log home in 2017 and actually put a claw foot tub in the master bath. It's small because we were limited on space. But guests really dig it!

[email protected]806-672-7102
SMOKY MOUNTAIN FALLS INC.51 Review
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  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    9mo

    I like the idea.  What is the style of the home?  

    We built a log home in 2017 and actually put a claw foot tub in the master bath. It's small because we were limited on space. But guests really dig it!

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
    WebsiteView Page
    1Reply
  • Annette Holbrook
    OP
    GA · Member since 2023 · 18 posts · 5 votes
    9mo

    Omg, great idea. It is the typical cabin with knotty pine everywhere. My design plan is to modernize but keep the cabin feel. A clawfoot in the wetroom wood be so fun!

    1Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    9mo

    I like the wet room idea with the claw tub.

    I plan on doing something similar to a property I'll be building.

    1Reply
    • Annette Holbrook
      OP
      GA · Member since 2023 · 18 posts · 5 votes
      9mo
      Quote from @John Underwood:

      I like the wet room idea with the claw tub.

      I plan on doing something similar to a property I'll be building.


       I’m kind of excited now 😂. It will be so fun to accessorize that wet room.

      You’re building from the ground up? So jealous 😃. 

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  • Andrew Street
    Member since 2019 · 1k+ posts · 292 votes
    9mo

    I think your idea actually makes a lot of sense. Since the main house will have mostly walk-in showers and only one basic tub, having a true “wow” bathroom in the carriage house could really elevate it as a couples retreat. A wet room with a statement soaker tub is something guests love and will absolutely help your listing stand out.

    If you're okay with the laundry staying downstairs for now, the trade-off is worth it. It adds real long-term value and gives the property a premium feature you can market later. Overall, it sounds like a smart move that aligns with your future STR goals.

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    • Annette Holbrook
      OP
      GA · Member since 2023 · 18 posts · 5 votes
      9mo
      Quote from @Andrew Street:

      I think your idea actually makes a lot of sense. Since the main house will have mostly walk-in showers and only one basic tub, having a true “wow” bathroom in the carriage house could really elevate it as a couples retreat. A wet room with a statement soaker tub is something guests love and will absolutely help your listing stand out.

      If you're okay with the laundry staying downstairs for now, the trade-off is worth it. It adds real long-term value and gives the property a premium feature you can market later. Overall, it sounds like a smart move that aligns with your future STR goals.

      That’s the term I was looking for, a WOW bathroom. I will pretty up the current laundry when I get around to listing as a rental, for now it’s fine for me.  
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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    9mo

    Overall I agree with the others, but what are we talking about cash wise?

    I am assuming it will be a gut job so maybe the costs will be less than 20% more to do the wet room, especially if you shop smart for tile etc. 

    I think it will be cool but make sure you point out that the fancy bathroom isn't in the main house. I think it will be a bonus but some folks will might be put off because it isn't as easy to access.

    Are you planning on renting them separately? I can see that being a better strategy for the upgrade.

    What about upgrading the bath with the tub in the main house? 

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    • Annette Holbrook
      OP
      GA · Member since 2023 · 18 posts · 5 votes
      9mo
      Quote from @Michael Baum:

      Overall I agree with the others, but what are we talking about cash wise?

      I am assuming it will be a gut job so maybe the costs will be less than 20% more to do the wet room, especially if you shop smart for tile etc. 

      I think it will be cool but make sure you point out that the fancy bathroom isn't in the main house. I think it will be a bonus but some folks will might be put off because it isn't as easy to access.

      Are you planning on renting them separately? I can see that being a better strategy for the upgrade.

      What about upgrading the bath with the tub in the main house? 

      The budget for the bathroom/laundry renovation is about $15k, that included some repairs to the roof in that area. Changing the closet to a laundry was a big chunk of that. According to my GC it will be about the same to do a wetroom instead as I’m eliminating venting and electrical that the washer dryer units would need, I was going to tile the laundry with the same tile as the shower, so no big difference in that, but I have to figure in a tub and the faucet. Oh and a slightly bigger skylight. 
      I will make it quite clear that the wetroom is in the carriage house for sure, thanks for the tip. 
      My plan is to have 3 listings, one for the 4 bedroom cabin, one for the carriage house, and one for the entire property. I can also split the lower level off the main house and create a 4th listing if it seems like a good option at some point. 
      I would love to upgrade the bathroom with the tub in the main house, but there isn’t really any way to expand without shrinking the other bath in that floor. So my plan is to make it new and pretty but not bigger. I need to do an alcove style tub, but am looking at some nice options. 

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    9mo

    Ok @Annette Holbrook makes sense.

    I would take a bit of time and research upgrading the tub area with the space you have. There are some pretty amazing products out there that could give a more luxury feel in the same space.

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    • Annette Holbrook
      OP
      GA · Member since 2023 · 18 posts · 5 votes
      9mo
      Quote from @Michael Baum:

      Ok @Annette Holbrook makes sense.

      I would take a bit of time and research upgrading the tub area with the space you have. There are some pretty amazing products out there that could give a more luxury feel in the same

      I appreciate your input so much, thanks.
      So the main house bath that will be the only tub is off a king bedroom, but not one that is considered the primary. There is another king bedroom on the main floor that I am jazzing up the entire bathroom but a tub would have to be a combo unit as well. I have a bit of wiggle room in that bathroom, just enough to make the shower a bit bigger. So my plan is to outfit that shower with chromotherapy lighting. The chromotherapy system is about $600 and it is supposed to be pretty easy to use and maintain. Every woman over the age of 30 that I know loves using red light therapy so a chromotherapy shower should be nice amenity to hopefully get some attention. Plus my area is a huge draw for people that mountain bike, so a light therapy shower after a big ride would be another draw.
      The upstairs tub, while not a huge and dramatic spa type tub will be a pretty setup, kind of like this. 
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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    9mo

    Looks good! You are getting into areas that I am just not that into. Chromotherapy? 

    Never really thought about it and I am pretty sure our guests might not be that into it. :)

    0Reply
  • Neil Doldo
    Rental Property Investor · Suwanee, GA · Member since 2022 · 48 posts · 38 votes
    9mo

    I would absolutely make the bathroom upgrades you are looking at. Knowing the N. Ga market, it will help you stand out, especially if it is a traditional cabin. And, you will definitely recoup that money in resale down the road if it is done well. I’m very interested to see how it turns out!

    0Reply
    • Annette Holbrook
      OP
      GA · Member since 2023 · 18 posts · 5 votes
      9mo
      Quote from @Neil Doldo:

      I would absolutely make the bathroom upgrades you are looking at. Knowing the N. Ga market, it will help you stand out, especially if it is a traditional cabin. And, you will definitely recoup that money in resale down the road if it is done well. I’m very interested to see how it turns out!

      Thank you for the input! I met with my contractor yesterday and he was psyched about the project, which makes it more fun. He and his framer spent a good 3-4 hours here taking measurements and discussing details. He is getting quotes from his tile guy and electrician now that we have a solid plan.  
      0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    9mo

    I'll be the devil's advocate here....I found that STR guests (myself included) are too busy doing touristy stuff to take time for baths.

    Just my $.02.....

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    • Neil Doldo
      Rental Property Investor · Suwanee, GA · Member since 2022 · 48 posts · 38 votes
      9mo
      Quote from @Bruce Woodruff:

      I'll be the devil's advocate here....I found that STR guests (myself included) are too busy doing touristy stuff to take time for baths.

      Just my $.02.....

      I think it is market dependent. If this property was in the Smokies, I would say do not spend the money on it. In the Blue Ridge market, there are activities for people, but we have found that the property is the main experience guests are looking for. The more you can give to them, the better chance you have to succeed.
      0Reply
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