You might have heard the terms “split-level” and “bi-level” when talking about houses, but they actually describe different layouts. Both have staggered floors and lots of stairs, but one is usually more popular with buyers. Knowing the differences can help you whether you want to buy or sell.
This guide will show you what a bi-level house is, how it’s different from a split-level, and what to keep in mind before buying or selling one. With these details, you can decide if this style is right for you and make a smarter real estate choice.
Bi-Level vs. Split-Level Homes
Split-level and bi-level homes both have more than one level, but they’re set up differently. In a bi-level house, there are two floors, and the front door opens to a landing between them. When you walk in, you see stairs going up to the main living spaces or down to the lower level.
A split-level, on the other hand, typically has three or more staggered floors. As Gretchen Rosenberg, CEO of Kentwood Real Estate, explains, in a split-level, “you walk into the front door and a large portion of the main floor, typically the living room, dining room, and kitchen.” From there, short staircases lead up to the bedrooms and down to a family room or garage.
Bi-level homes were most popular from the 1960s to the 1980s and usually have a smaller, more compact layout than split-levels. (Gheorghe, 2025) As open-concept living became more popular, fewer people wanted bi-levels, but they are still a practical choice for many homeowners. (History of Split Level Homes, n.d.)
The Layout of a Bi-Level House
The layout of a bi-level is straightforward. The front door opens onto a foyer with a staircase that forces a choice: go up or go down.
Upper Level
Heading up the stairs usually leads to the primary living spaces. According to Andrew Pasquella, a realtor at Sotheby’s International Realty, “you’ll find common areas up the stairs, like a living room, kitchen, and dining room, as well as bedrooms.” This floor serves as the central hub of the home, housing the essential areas for daily living.
Lower Level
The lower level gives you extra space. “Downstairs can be a family or recreation room, laundry room, and maybe a guest bedroom or garage space,” Pasquella says. This area is often partly or fully finished, so you can use it as a home office, gym, or entertainment room.
Thinking About Buying a Bi-Level Home?
If you’re thinking about buying a bi-level house, there are a few important things to keep in mind before you make an offer.
Condition and Renovations
Many bi-level homes are now decades old, so you’ll often find ones that have been updated or “flipped.” (Research, 2023) Pasquella says, “it’s important to conduct a thorough inspection” to make sure any changes or renovations are well done. Sometimes, people add rooms or expand into attic spaces, so it’s important to check that these updates are safe and solid. (Thompson, 2025)
Accessibility and Lifestyle
Stairs are a big part of life in a bi-level home. You’ll use them every day, whether you’re carrying groceries or greeting guests. This can be a problem for some people, especially older buyers or anyone with mobility issues, and it can affect how easy the home is to sell. (Pros and Cons of Split Level House, n.d.) As one real estate agent says, the immediate staircase “can be a typical turnoff for bi-level homes.”
Resale Value
Historically, the bi-level floor plan has usually been less popular with buyers than ranches or traditional two-story houses. (Understanding Bi-Level Homes: A Strategic Investment Perspective, 2025) “They usually sell for less per square foot,” says Rosenberg. You can check a comparative market analysis to see if bi-levels in your area sell for much less than other types of homes. More house for your money, it also suggests you shouldn’t expect a massive return on your investment. (Understanding Bi-Level Homes: A Strategic Investment Perspective, 2025) “If you’re buying for maximum appreciation, a bi-level isn’t ideal,” Rosenberg adds. The best reason to buy one is if it truly fits your lifestyle and you can see yourself living there happily.
How to Sell a Bi-Level House
Selling a bi-level home can be challenging because many buyers prefer homes with more open and spacious living areas. (What Home Buyers Really Want, n.d.)
Managing Buyer Expectations
“The bi-level is historically the least-favored floor plan by buyers since the two floors are separated,” Rosenberg explains. Even if the home is large, the split layout can turn people away. Most buyers today want fewer levels and bigger, open rooms, so ranch-style or open-layout homes are often more attractive. (Meer, 2025)
Highlighting the Positives
Even with these challenges, the separate floors in a bi-level can be a big plus for some buyers. “Bi-level and split-level homes can be a great choice for families due to the privacy offered by multiple levels,” says Pasquella. If you have teenagers, work from home, or live with extended family, having separate spaces can be a real benefit. (Understanding Bi-Level Homes: A Strategic Investment Perspective, 2025) When selling, highlight this privacy and flexibility. Set up the lower level as a guest suite, office, or entertainment area to help buyers see what’s possible.
Is a Bi-Level Home Right for You?
A bi-level house, with its unique entryway and two separate floors, offers a different living experience from more common home styles. While it’s not as popular as open-concept homes, it’s often practical and more affordable. (Why Bi-Level Homes Are a Hidden Gem in Today’s Housing Market, 2025) If you value privacy and separate living spaces, and don’t mind some extra stairs, a bi-level could be a great fit.
But if your main goal is to get the highest resale value, or you want a home with fewer stairs and more open living areas, you might want to look at other styles. In the end, the best home is one that fits your budget, meets your needs, and feels right for you.
