Why Are Split Level Homes Harder to Sell?

Split-level homes, a distinctive architectural style from the mid-20th century, often present unique challenges in the real estate market. Recognized by their staggered floor levels, these properties can be more difficult to sell than other housing styles. Understanding their characteristics and market dynamics provides clarity for homeowners and prospective buyers.

Architectural Characteristics

Split-level homes are characterized by a multi-level design where floor levels are offset and connected by short flights of stairs. This architectural approach typically features three or more distinct levels. The entryway often sits on a middle floor, with separate staircases leading up to bedrooms and down to a lower level, which might include a family room or garage.

The design creates distinct zones within the home, separating living, sleeping, and utility areas. A common layout places the kitchen and main living spaces on the entry level, bedrooms on an upper level, and additional living areas or a garage on a lower level. This vertical staggering allows for a larger living area on a smaller footprint than single-story homes. The exterior often displays an asymmetrical silhouette, with varying rooflines and a mix of materials like brick and siding.

Functional Layout Considerations

The multi-level structure of split-level homes impacts daily living. Navigating multiple short staircases can present accessibility challenges, particularly for individuals with mobility issues or families with young children. While some find the distinct levels provide privacy and separation, others may perceive the layout as disjointed, lacking the seamless flow of open-concept designs.

Noise transfer between levels is also a consideration due to open vertical spaces. Varied ceiling heights and numerous half-flights of stairs can make heating and cooling less efficient, leading to inconsistent temperatures. The segmented nature of split-level homes can limit options for extensive renovations to achieve contemporary open-concept living spaces, often requiring significant structural and financial investment.

Market Perception and Buyer Preferences

The perception of split-level homes in the real estate market is influenced by evolving buyer preferences. Modern homebuyers often prioritize open floor plans, fewer stairs, and single-level living, which contrasts with the multi-level design of split-levels. This divergence from contemporary tastes can make these homes less appealing to a broad audience.

The aesthetic of many split-level homes, often associated with mid-20th-century design, can appear dated, impacting curb appeal. Buyers may view these properties as requiring significant updates to align with current styles, influencing their willingness to pay a premium. While some buyers, such as multi-generational families or those seeking distinct work-from-home spaces, find the separated levels beneficial, this represents a narrower market segment. A smaller target market can contribute to a slower sales process.

Valuation and Appraisal Factors

The characteristics of split-level homes directly influence their market value and appraisal. Appraisers distinguish between “above-grade” and “below-grade” living space, with above-grade space holding more value. In a split-level, some finished living areas, particularly on lower levels, may be classified as below-grade, even if fully functional. This classification can affect the calculated gross living area (GLA) and overall appraised value.

This distinction means a split-level home with the same total finished square footage as a traditional two-story or ranch-style home might appraise for less. The limited availability of comparable sales (comps) for split-level homes in some markets can complicate accurate valuation, potentially leading to more conservative appraisals. For sellers, this can mean a lower sale price relative to other home styles. For buyers, it might influence the maximum loan amount a lender provides, as loan-to-value ratios are tied to appraised value.