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Flooring for a nice house?

Old 11-13-2018, 06:40 AM
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Default Flooring for a nice house?

My wife and I are redoing the flooring in our house and I would appreciate flooring recommendations. The house is a nice home that we will probably sell in a few years to downsize. It is in a nice neighborhood and on the water (fresh), so we want something that will appeal to the somewhat upscale buyers who will be looking at it. We want to install something nice, but not overly expensive. I guess the best way to put it is that we'd like a decent return for the money spent. I would like to avoid hardwood flooring mainly because I don't want to deal with the installation, sanding and finishing.

We have an open floor plan. Currently we have laminate (choice made to save money when building the home) in the entire area which encompasses the living room, dining room, kitchen and breakfast nook. We want something in the kitchen area that handles getting wet. There is a short wall and then bar/countertops that divide the floor area between the kitchen and living room. It looks kind of like the diagram below. We have columns with drywall extending down in arches from the ceiling to delineate the living room from the other rooms.

I'm thinking that the living room and dining room would have the same flooring, whereas the kitchen and breakfast nook would be a different flooring from living room. I don't care for standing on ceramic tile in the kitchen, though I guess we could put down soft rubber mats in the areas where we usually spend the most time. What are your thoughts on luxury vinyl planking in the kitchen and breakfast nook, and engineered wood in the living room/dining room? Any other ideas for something that would look nice yet not be crazy expensive?

The current flooring is just a bit over 1000 SF.

Thoughts?

{-------------------------------!------------------------]
[ .......................................Dining room....... ]
[.................................................. ................. ]
[...................................... [----...------------------]
[...................................... [........................... ]
[ Living Room ..................* Kitchen ..............]
[...................................... * .......................... ]
[ ......................................* *** cabinets*** ... ]
[.................................................. .................. ]
[ .................................... Breakfast area ......]
[ .................................................. .................]
[--------------------------------!-----/ door ---------]

Apparently the editor doesn't like empty spaces and it is throwing off the diagram.

Last edited by rickpcfl; 11-13-2018 at 06:50 AM.
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Old 11-13-2018, 06:43 AM
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Wood look tile gets my vote
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Old 11-13-2018, 06:44 AM
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Impossible to give any recommendations without a price range. I would use the same flooring throughout.
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Old 11-13-2018, 06:45 AM
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They have some pretty decent pre-finished hardwoods and also hardwood plywood that are both easy to install and have virtually no mess. Obviously nowhere near as nice as the true hardwood that requires finishing but much nicer than vinyl and that most buyers are happy with.
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Old 11-13-2018, 06:48 AM
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core tec lvt the whole thing
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Old 11-13-2018, 06:49 AM
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Originally Posted by bjm9818 View Post
Impossible to give any recommendations without a price range
I know, sorry. I'm just not sure what the price range is. Our flooring is being replaced due to damage from the hurricane. I'm guessing we'll get about 10k for the existing flooring and can put another 3-5k with it.

If I can install it, then we can buy more expensive material. If I have to pay someone to install it, we'll probably have to go with something not quite as expensive

I forgot to mention that the area is probably about 1000 SF total.
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Old 11-13-2018, 06:50 AM
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whatever you do if you're gonna sell in a few years use a floating product so if buyer decides to change something all they have to do is pick up what they want to change

my prediction re: wood look tile is in the next 10-15 years tastes will have changed and wood look tile will go the way of avocado green appliances . . .
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Old 11-13-2018, 06:50 AM
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What part of the country are you in?
LVT can be nice but I would go with a pre-finished or engineered hardwood throughout. Especially if you have resale in mind. Hardwood in the kitchen will almost never be looked at as a negative by a potential buyer where you will find many buyers who do not like the idea of tile. Especially if it breaks up the feel of an open floor plan. Hardwood is also the easiest to update down the road as trends change when different colors and finishes are more desirable.
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Old 11-13-2018, 06:51 AM
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Originally Posted by jlipsky14 View Post
What part of the country are you in?
LVT can be nice but I would go with a pre-finished or engineered hardwood throughout. Especially if you have resale in mind. Hardwood in the kitchen will almost never be looked at as a negative by a potential buyer where you will find many buyers who do not like the idea of tile. Especially if it breaks up the feel of an open floor plan. Hardwood is also the easiest to update down the road as trends change when different colors and finishes are more desirable.
I live in Panama City, Florida.
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Old 11-13-2018, 06:57 AM
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Originally Posted by MedicalManagement View Post
Wood look tile gets my vote
I second this.
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Old 11-13-2018, 07:03 AM
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Fossilized bamboo....there is a snap lock floating version now. Is extremely durable and is something you can do yourself. The wood look tile can be a super pain to lay. Usually they are 6-8 wide and 24-30" long. What happens is if your floor isn't perfect then (at least I do) spend a lot of time trying to get my tiles to level out as I lay them. The narrow width and the long length can make it difficult at times to get it to my standards
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Old 11-13-2018, 07:09 AM
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I would not do wood in the kitchen. We made that mistake and the first thing that happened is that our frig had a leak. I got lucky and only had to replace two boards, I do like the look of the wood designed tiles.
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Old 11-13-2018, 07:10 AM
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Hand scraped prefinished solid hardwood.

https://www.homerwood.com/
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Old 11-13-2018, 07:13 AM
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To me "nice" flooring is ceramic, marble, granite tiles, or non-oak and non-bamboo woods like Maple, Ash, Brazillian teak, etc.

If the overall area is small, less than ~1,500 sqft, I would try to find a single material that works for the entire floor area, and then define areas with rugs. You can also define areas with contrasting borders to help break it up, but minimize making it seem too busy with a bunch of different materials or colors.

If you plan to sell soon, I'd go towards higher-end neutral materials like a better ceramic or marble tile. In Florida I'd be hesitant to do woods for termite reasons, we are going to be ripping out our wood floors for tile in the not too distant future. Many tile options have complementary accent pieces, borders, or even tile sizes to give you some variety in specific areas while keeping a consistent aesthetic.
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Old 11-13-2018, 07:18 AM
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Over concrete or wood?

Concrete - Wood look tile
Wood - Pre finished hardwood.
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Old 11-13-2018, 07:32 AM
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Originally Posted by dev View Post
To me "nice" flooring is ceramic, marble, granite tiles, or non-oak and non-bamboo woods like Maple, Ash, Brazillian teak, etc.

If the overall area is small, less than ~1,500 sqft, I would try to find a single material that works for the entire floor area, and then define areas with rugs. You can also define areas with contrasting borders to help break it up, but minimize making it seem too busy with a bunch of different materials or colors.

If you plan to sell soon, I'd go towards higher-end neutral materials like a better ceramic or marble tile. In Florida I'd be hesitant to do woods for termite reasons, we are going to be ripping out our wood floors for tile in the not too distant future. Many tile options have complementary accent pieces, borders, or even tile sizes to give you some variety in specific areas while keeping a consistent aesthetic.
Nice floor is ceramic? Any wood is better than ceramic and more costly too.

Also, I wouldn't do marble outside of a bathroom or other low traction areas.
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Old 11-13-2018, 07:36 AM
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Not sure what price range you're in but in high end homes buyers expect hardwood preferably finished in place and tile in the bathrooms and laundry room.
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Old 11-13-2018, 07:41 AM
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Originally Posted by abeal2 View Post
They have some pretty decent pre-finished hardwoods and also hardwood plywood that are both easy to install and have virtually no mess. Obviously nowhere near as nice as the true hardwood that requires finishing but much nicer than vinyl and that most buyers are happy with.
This. It is well within your price range. The vast majority will want wood in the main living area, tile in the bathrooms (sometimes kitchen), and either wood or nice carpeting in the bedrooms. You can get good prefinished hardwood and have it installed for your price range. Don't forget to purchase some extra sqft for 'waste'.

Originally Posted by mikefloyd View Post
Not sure what price range you're in but in high end homes buyers expect hardwood preferably finished in place
Usually only comes into play if they ask. To the naked eye the vast majority will not be able to tell difference.
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Old 11-13-2018, 07:44 AM
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Travertine tile is nice, easy to keep clean also.
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Old 11-13-2018, 07:59 AM
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Is the floor slab on grade?
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