I have a house that was built in 1826 and has 21 rooms.?

For a unique property like this, I would recommend contacting a commercial real estate broker or a Realtor who specializes in historic properties and adaptive reuse. With 21 rooms and a history of being used as part of a funeral facility, the property could have great potential as apartments, a Bed & Breakfast, or another specialty use. A knowledgeable agent can help determine the property's highest and best use, review local zoning requirements, and market it to the right investors or buyers who can appreciate its character and potential.

You have an interesting property and a valuation problem, and the second one is the reason it is hard to price. A 21-room 1826 building that was a funeral facility is not going to be valued by residential comparable sales, because there are no comparable sales. There is no second one of these in Bradford County. So a residential agent looking for comps will come up empty and default to a number that is really a guess. The way property like this actually gets valued is by what it can earn. A commercial appraiser will look at the income approach: what net operating income can this building produce in its highest and best legal use, and what would an investor pay for that income stream. Which means your value is not a function of the building's charm, it is a function of which use you can actually get approved. So the order of operations is: Find out what the township will allow. Call East Smithfield Township and Bradford County planning and ask, in writing, what uses are permitted in that district and what approvals apartments or a bed and breakfast would require. Multi-family and transient lodging are usually different categories with different requirements. Until you have that answer, you do not have a value, you have a range. Then price the code upgrades. Converting to apartments or lodging is a change of occupancy classification, and that triggers fire separation, egress, sprinklers in many cases, accessibility and electrical work. On an 1826 building this is the largest number in the project and it is the number that determines whether the plan pencils. Get a contractor and a code consultant through the building before you get emotionally committed to a use. Then look at the historic credits, because they can move this materially. If the building can be listed on or determined eligible for the National Register, a certified rehabilitation for income-producing use can qualify for the federal 20 percent historic rehabilitation tax credit, administered by the National Park Service through the Pennsylvania State Historic Preservation Office. Pennsylvania also has its own historic preservation tax credit program, which is competitive and capped. Note the federal credit requires income-producing use, so apartments or a B&B qualify and living in it yourself does not. Talk to the PA SHPO early, because the certification process has to start before the work does, not after. One diligence item specific to your building's history: a former funeral facility raises questions about chemical handling and floor drains. A buyer's lender may ask, and you would rather know the answer than be surprised by it. A Phase I environmental assessment is the standard tool. For the listing itself, you want a commercial agent, or a residential agent who genuinely does adaptive reuse, and you want the marketing aimed at investors and developers rather than home buyers. Marketed as a house it looks like a burden. Marketed as an entitled adaptive reuse opportunity with a credit path, it is a different asset entirely. I am a real estate professional, not an appraiser, a code consultant or an attorney. This question is from early 2022, so confirm current program terms before relying on any of it. I am Zoltan Peresztegi and I work in Los Angeles and the South Bay, so I am not your local agent, but I am glad to help you find a Pennsylvania commercial agent who handles historic conversions. Zoltan

What a fascinating property. Homes from the 1820s are incredibly rare, and it sounds like yours has many of the architectural details that make historic properties so special—high ceilings, original millwork, a library, and beautiful cherry and ash trim. I specialize in historic homes, and some of the most memorable properties I've sold have had unique histories. In fact, I once sold a historic home that had previously operated as a funeral home. While that can present some marketing challenges, there is definitely a segment of buyers who appreciate the history, character, and uniqueness of these properties. With 21 rooms and potential uses such as a bed and breakfast, apartments, or even a private estate, it sounds like the right buyer will be someone who can see beyond the property's past and appreciate its future possibilities. Properties like this are often more about finding the right buyer than finding any buyer. Thank you for sharing it. It certainly sounds like a home that would need to be seen in person to fully appreciate. Mary Wassef Founder | Broker Associate Circa Real Estate Top Producing Houston Realtor | Luxury & Historic Home Specialist Serving Houston Heights, Woodland Heights, Sunset Heights, Norhill, Garden Oaks, Oak Forest & Spring Branch

What is the question here? Keith Jean-Pierre Managing Principal The Dapper Agents Real Estate Operations in ALL 50 States

📌 Selling a Historic 1826 Home With 21 Rooms — How to Position It Like a Pro A property built in 1826 with 21 rooms, rich woodwork, and a past life as part of a funeral facility is not a typical listing — it’s a specialty asset. The key is to frame it as a historic opportunity with multiple revenue paths, not just a big old house. Here’s the sharp, professional way to present it. 🏛️ Lead With the Historic Character This home isn’t competing with standard residential listings — it’s competing with historic estates, boutique inns, and adaptive‑reuse properties. Highlight the features that matter: - Original Cherry & Ash trim throughout - High ceilings and period craftsmanship - 21 rooms offering rare flexibility - Library with wood‑panel detail - Architectural details that cannot be replicated today Buyers of historic homes want authenticity, not perfection. 🏨 Emphasize the Conversion Potential This is where the real value is. Make it clear the property can serve multiple uses: - Bed & Breakfast - Boutique inn - Multi‑unit conversion - Professional offices - Event space - Live‑work compound The more paths you show, the larger your buyer pool becomes. 🧱 Address the Condition Honestly but Strategically You mentioned some ceiling separation in the library — that’s normal in a 200‑year‑old home. Position it as: “Expected cosmetic settling consistent with a home of this age — ready for restoration by its next steward.” Buyers of historic properties expect projects. They just want transparency and a clear vision. 📸 “Must Be Seen to Be Appreciated” — Use This Wisely This line is true, but it only works if paired with: - Professional photography - Drone shots - Floor plans - Historic narrative - A guided showing experience Historic buyers want to feel the story. 🧭 How a Seasoned Agent Would Market This A pro would: - Build a heritage‑focused listing narrative - Target investors, innkeepers, and adaptive‑reuse buyers - Highlight zoning possibilities - Provide concept sketches for apartments or B&B layouts - Market through historic property channels, not just MLS This is not a “throw it on Zillow and hope” property. 🎯 Bottom Line You’re not selling a house — you’re selling a historic estate with commercial‑grade potential. Lead with the architecture, highlight the flexibility, and market it to the right buyer pool. With the right positioning, this becomes a once‑in‑a‑generation opportunity, not a quirky old house.

That sounds like a historic gem! When selling a home that old, documentation and condition matter most. You’ll want to highlight any preserved architectural details, updates to electrical or plumbing systems, and whether the home qualifies for any historic designations or tax incentives. A specialized appraiser or agent familiar with historic properties will be a great resource.

Are you selling?

Hi John, that sounds like a unique space. What is your question? Lindsey Stansbury, 407-579-6453, [email protected]