One story w/finished attic, or 1.5 story "cape"

[PhiloFarnsworth]

A common type of home around here was built in the 50's as a 1.0 story home, typically 2 bedroom, with a walk up attic built with a true floor. Over the years many of these homes were expanded by adding heat, electric and finish to the attic, making it living area. There may or may not have been dormers added.
What is the general opinion of the correct description of such a home? The local realtors typically refer to them as "capes", a misnomer IMO, especially when there are no dormers. Assessors keep the 1.0 story descriptor (sometimes) and have a habit of counting the second floor inconsistently (even when they correctly count the total bedrooms), but that's another story.
In the big picture, it really doesn't matter much, but I have always been curious about others in similar markets. Is anyone else familiar with this type of home and have a specific manner of describing it? Would it be a 1.0 story with a heated, finished attic or a 1.5 story home?

 

[EddieB]

Rather common here. I call them a Cottage or Bungalow style whether upper level is finished or not since that is the visual from the street. Other issues for these is access concerns (narrow or steep stairs) and ceiling heights (how does the market react to area below 5' which is common). I stay away from the 1 or 1.5 story descriptors since that is not typically considered a "style"

 

[Mike Kennedy]

https://images.search.yahoo.com/yhs...A=1.5+story+cape&hspart=mozilla&hsimp=yhs-002

 

[glenn walker]

Not too common in my market but I do come across these about twice a year. In my market area it would most likely be considered a one story with a finished attic. The style here would probably be California Bungalow or just plain ( Bungalow )

 

[DJBanas]

I have done a lot of these in Levttown, PA and Ewing, NJ. I used to put them as 1.5 story capes but changed about 7 years ago. If the 2nd story is finished equal or better than the 1st I call them 2-story capes. If a rougher finish than 1.0 story cape with finished attic. I give it value as "finished" but certainly not as high as the 1st floor GLA.

The public records and tax assessors are basically useless in helping to define the legal description as many of the permits to do the 2nd floor finishing are nowhere to be found or never pulled.

 

[PhiloFarnsworth]

https://images.search.yahoo.com/yhs...A=1.5+story+cape&hspart=mozilla&hsimp=yhs-002

LOL

 

[Bobby Bucks]

My wife is from New England and she and her family have always insisted that a Cape COD style doesn't have to have dormers. Their mother's home doesn't have dormers on the 2nd level and they call it a cape. I once begged to differ with them and they got wicked angry over the issue. I now call those type dwellings a cape. As far as what to call the second level finished area in a report, I would defer to my peers and the local market as long as it doesn't conflict with ANSI standards.

 

[TRESinc]

we have them all over here. they are called "cape cods" or "bungalows" and the terms are pretty much interchangeable as far as the market is concerned. the only people i have ever found to be picky about the names are those from the new england area as noted by bobby.

as far as the auditor and living area, well in my neck of the woods they typically take the area of the first floor and chop it in half for the second, provided the peak runs the entire length of the house. for example this is a photo i found on google.

if the ground floor was 1,000sf then my local auditor would call the second floor 500sf.

 

[Meandering]

Cape when the front door is on the long wall,
Chalet when the front door is on the short wall.

That's what they call them here.
2nd floor GLA is measured from the pitch where the floor to ceiling height is 5' across to the other side where the floor to ceiling height is 5'. This is covered by ANSI.

 

[timd354]

A common type of home around here was built in the 50's as a 1.0 story home, typically 2 bedroom, with a walk up attic built with a true floor. Over the years many of these homes were expanded by adding heat, electric and finish to the attic, making it living area. There may or may not have been dormers added.
What is the general opinion of the correct description of such a home? The local realtors typically refer to them as "capes", a misnomer IMO, especially when there are no dormers. Assessors keep the 1.0 story descriptor (sometimes) and have a habit of counting the second floor inconsistently (even when they correctly count the total bedrooms), but that's another story.
In the big picture, it really doesn't matter much, but I have always been curious about others in similar markets. Is anyone else familiar with this type of home and have a specific manner of describing it? Would it be a 1.0 story with a heated, finished attic or a 1.5 story home?

If the local market participants are calling such home capes, then why are you arguing with them as there are no standardized definitions for home styles that apply across markets. In Cape COD and New England, homes with a partial second floor are called Capes whether or not they have dormers, where I am from in Maryland, Capes always have dormers and homes with a partial second floor without dormers (which are rare where I am from) are called expanded ramblers or sometimes bunglaows, although bungalows are really a different style altogether where I come from. Other regional differences that I have noticed is that homes that are called split foyers in my home town are referred to as split entry or raised ranch or split level homes in some markets.