Stooxie, thank you. The first thing I did upon seeing the RNB (after I wiped the drool off my chin) was ask the dealer if there was a local BS service person. There is! Weissman, thank you, you are absolutely correct. I didn't see your post before I left, but the dealer said the EXACT same thing. There are indeed geographical price restrictions, although the out-of-area shipping thing is a little weird. She explained it all, including the fact that any other dealer in the state has to charge the exact same price. They do offer a discount for cash, though, to offset the cc charges. But they can't offer any further discounts, like to contractors or designers. Foodonastump, thank you. I have settled on the BS after finally seeing it in person this afternoon. Oh, what a BEAUTY!!! And....after all my carrying on...their price is BETTER than anything I found online, even with a whopping tax bill *sigh* I think, though, I might go with the RCS since the difference is only 4k BTU on one burner and a couple of thousand in price. I can use that money for a REALLY nice sink :-) Oh, no, wait, I need it for the range hood! I'll see how the cabinet bids come in and then decide.

As long as you're remodeling, here's something to think about. Your bathroom has 2 narrow pocket doors before you get to the toilet. When my mom got to be about 90, she needed a walker. The hubs on the wheels didn't quite make it through a wider door than yours, so my brother took off her bathroom door. For her, she lost some privacy, but it solved an immediate space issue. As configured, your toilet might become inaccessible altogether. I would suggest that you rethink this bathroom from scratch. Maybe you should throw the closet space into the mix to see if you can't design a much better, more accessible bathroom/dressing area.

What are the average DOM in your area? Have you reviewed the comps lately? Is $200K the correct price? Normally, I think people are wise when they list at $175K instead of $174,999 if the $175K will catch two searches. I am assuming searches are every $25K in your area? In your case, I wonder if that is not a psychological barrier? Maybe this is a case where $199,999 would be a better price? Have you had ANY showings? Is there a lock-box? Fantastic 3 bd, 2.1 ba on a 3/4 ac wdd homesite. GR feat a fp, cath ceil & walkout to a 40x14 deck. Lrg kitchen w/isl & a bay window in brkfst area. 2nd flr offers a bonus rm that could be a 4th bd & a deluxe owner's ste w/ a walkin closet. Ok, I can normally read realtor speak but there were a few abbreviations here that made me stop and think. Make it easier for the buyer to know what you have. Beautiful 3 bed, 2.5 bath on .75 wooded acres. Large kitchen (although since when is 13 x 12 large?), great room with fireplace, cathedral ceilings & walkout to entertainment deck. Deluxe ownerÂs suite w/walk-in closet. Second floor bonus room. While my write up is bad, at least you can understand it! Are there any other features to play up? Wood flooring? And, update the pictures. The fall leaves scream "I've been on the market a long time!" And, loose some of the pictures. You want to entice, not show them the entire house. With this many pictures, there is little reason to view your place unless you connect through the photos. Leave them wanting more.

Doodle, I get that it is hard for two parents together as well. BTDT too lol. It's not easy for anyone or any situation. Sometimes hearing the other side (well when neither side is a whack job, but rather normal human beings with flaws) helps. I've been there with DD and family only wanting to see her when I call for babysitting. This wasn't her father, but it is the same principle. If you don't call to see her on your own, then why would I continue to do it. I already feel guilt having to ask for babysitting all the time, if you're not calling on your own, then that signifies you don't want time and only doing a favor for me. That's how I see it. I can't imagine anyone DD's father telling me or expressing that he wishes I called him to see if he wants more time. I can't. That just seems so backwards. Ceph doesnt have to see it different ways and can blame whoever she wants and vent away, we all need to sometimes. But it doesn't solve anything or take away her feeling of a trainwreck about to happen. Oh and my father, god love him, is a father to kids not his. We don't have a great relationship, but I will give him that, when he gets involved with women he takes in their kids like his own. My uncle was a stepfather to two kids in his first marriage and he put them through college, bought their first cars and taught how to drive, walked one down the aisle, been there for birth of her kids etc she still calls him dad. And I actually, I know quite a few men who have done that too. I thought that was more in the realm of normal than not? Especially with the new face of blended families.