Ironwood Builders Hard to say if the return on investment will be there in 5 years, certainly not breakeven. Factoring in 5 years of enjoyment? If there is a 50% return, it should be worth it. Hardwoods tend to be loved by most here on house, a predominant number of questions have to do with flooring and cabinets, so it will be an asset. As for all three rooms...what happens in the hall? The stairs? I recommend the same treatment throughout for a unifying look. What is on the main level? How do you imagine the transition from lower level to upper will come about?

16chris The house is about 19 years old, about 2700 sf two storey (no basement). Main floor is open plan, and has tile in the entry, hallway, main floor office, powder room and laundry, and also in the kitchen. Carpet in the great room and living/dining room, and also up the stairs and in the upstairs hallway. We have two large dogs, and I know from our experience with wood floors in the kitchen that it would not hold up in the high traffic areas. I know we won't get a full return on the investment, we definitely would do it for ourselves, but have been reading that home buyers these days really prefer wood floors. Thanks for the thoughtful response; I'm wondering if I need to rethink this; perhaps a master bedroom remodel with wood flooring, but carpet the other two upstairs bedrooms?