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Health & Fitness

Looking at . . . Townhouse Configuration

So why did 371 Clinton Street seem so much more appealing than 369 Clinton Street? And why was it snatched up in just 20 days at list price? One word: Configuration.

Recently, I visited two adjoining houses on the market in Carroll Gardens -- 369 and 371 Clinton Street -- between DeGraw and Sackett streets. Both were 19th century two-family Italianate-style brownstones of similar size and price, surrounded by other lovely, historic homes of the same character.

So why did 371 Clinton St. seem so much more appealing? And why was it snatched up by a buyer in just 20 days at list price? One word: Configuration.

Number 371 consisted of an owner’s triplex and a garden-floor rental -- what I think to be the best layout for a two-family home. The owner can use the main staircase, and with the apartment on the basement level, doesn’t have to waste valuable space with an extra staircase.  371 also had bathrooms on every level, comfortably wide stairs and landings, good access to the deck, and very functional living room, dining room and kitchen combo on the parlor level. The flow of space was smooth and comfortable as I moved from room to room, as well as when I stepped outside.

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Number 369 had a double duplex configuration, with the owner’s unit on the garden and parlor floors and the rental unit on the top two floors.  This configuration offers a much less efficient use of space, especially in narrow buildings like this one (16.5’ wide). Valuable space is wasted with the renter’s entrance, using half the common hallway at the parlor level. I found it awkward to move throughout the space, especially when discovering that the half-bath that should have been on the parlor level was actually in the cellar.

When looking to buy a home, it’s important that its configuration work for you and your family. If you have children, you’ll probably prefer a more open design, since that allows for more fluid communicating and socializing. If you entertain, make sure the kitchen, dining room and outdoor space flow into each other. For convenience, is there a bathroom near the living room, or do your guests need to cut through the bedroom to get to it? Living spaces such as the living room, kitchen and dining room should be located on the parlor level to take advantage of its high ceilings and greater amount of natural light and air, since those rooms are where you’ll be spending most of your time. A master bedroom facing the backyard instead of the noisier street is a must for light sleepers. And if you have small children, you might want the kids’ bedrooms to be on the same floor as yours (or maybe not!).

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Homebuyers will always consider location, price, number of rooms and stories, room sizes, etc. But don’t forget to consider the flow of the space. Walk through the entire house and imagine how you’d actually be moving about if you lived there. Your new home’s configuration is one you should be comfortable with for years to come.

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