Michael Crowley lives in a handsome Victorian with nearly 6,000 square feet of living space. He and his attorney wife bought the 107-year-old domicile for its charm, glorious interior moldings and shiny oak floors. Plus the spacious house has proven perfect for entertaining.
But fast-forward a few years, and the couple -- whose son is soon heading to college -- is planning to trade their three-level property for a single-level one. Why? Because climbing the home's three flights of stairs is becoming increasing taxing.
"I'm only 47 years old. But ... I have bad knees and a bad back. There have been times I had to practically crawl upstairs to get to the master bedroom. If I'm really hurting, I sleep in a recliner on the first floor," Crowley says.
As the broker-owner of a real estate firm that caters to homebuyers, he sees both the pros and cons of vertical and horizontal houses. Because of the rising cost of land, he says you typically get more house for the money when you buy vertical because the home's footprint is smaller. But he recommends a single-level house for most buyers over 50 who may someday have trouble tackling stairs.
He commends his mother, now 78, who had the foresight in 1974 to buy a 1,500-square-foot single-level property where she could live indefinitely in comfort. Indeed, she still lives there and has no plans to move.
"Like me, mom has a bad back and bad knees. But with a rancher, she never has to use stairs and can walk out onto her garden without any problem. She doesn't need to downsize to an apartment, which she'd hate to do," Crowley says.
Though Crowley sees the pluses of one-level living, particularly for older people, he also sees positives for the buyers of a multi-story home, including the privacy of sleeping upstairs.
Mark Nash, a real estate expert and author of "1001 Tips for Buying and Selling a Home," says buyers with mixed feelings about housing styles should visit at least two vertical properties, along with two horizontal ones.
Here are a few pointers for buyers deciding between vertical and horizontal:
-- Look forward to your future housing needs.
No matter your age, it's tough to foresee your housing requirements going forward, though Nash says that doing so to the best of your ability is important. He recommends you look ahead at least three to five years, especially if you are in your retirement years, during which injuries and illnesses can happen suddenly.
He says that couples with young children should think about how their kids' needs will evolve. Those for whom affordability is a major concern may wish to opt for a two-story house with extra bedroom space for their growing offspring.
-- Consider the possibility of future appreciation for one-level homes.
With the oldest baby boomers already in their late 60s, demand is rapidly increasing for single-floor living among pre-retirees and retirees. As a result, Nash says ownership of a one-level house should prove a good investment over time, so long as it's located in a desirable neighborhood.
"Particularly in communities where ranch houses are scarce, this could be a good bet. As time goes on, there will be more senior homebuyers who need one-story living as their knees give out," Nash says.
Nevertheless, he contends that some boomers still prefer to own a spacious two-story house with enough upstairs bedrooms to accommodate family members who stay overnight.
"In their retirement, some folks are practically 'professional grandparents.' They'd hate living in a small, one-level house or condo if it had limited space for their kids and grandkids," Nash says.
-- Factor in the advantages of a second-floor "hideaway."
An increasing number of people now telecommute or run a small business out of their home. And many such home-based workers relish a quiet space where they can retreat when they need to concentrate.
Crowley says that in most cases, a two-story house is better suited to home-based work than a single-level property. That's because upstairs rooms are usually better separated from the noise and congestion that often surrounds a first-floor entryway.
Likewise, many homeowners enjoy the tranquility of an upstairs bedroom.
-- Avoid any property that would need a first-floor addition.
Are you drawn to ownership of a traditional, two-story place, but want certainty that the property you buy will still serve your needs as you grow older? If so, should you consider buying a vertical house with the intention of building on a first-floor master suite?
"Absolutely not," Nash says. "Getting an addition put on is a pricey proposition that can take six months or longer and cost far more than anticipated."
Unfortunately, one-level houses aren't to be found in every community. However, if you're convinced that such a property is your best option, Nash encourages you to consider comparable nearby neighborhoods where one-level properties are more readily available.
"But never forget that location should be the top priority on your selection list," Nash says.
-- Don't seek to replicate your parents' lifestyle.
Were you raised in a family that's always lived in two-story traditional houses? Then you may be emotionally programmed to seek this type of housing, even though a one-level place would be better suited to your lifestyle.
In that case, Nash urges you to step away from your comfort zone to at least visit a few ranch-style houses.
"Eventually, someone in the family has to break with tradition. Choosing the optimal place to live isn't about getting a clone of your parents' place. It's about being happy with what's right for you," he says.
(To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.)