Wow, thanks again to everyone for all of the great advice. I believe our listing expires in December. I will have to double check. I have met some agents at open houses and have received a few recommendations from friends, so if/when the time comes to re-list I will find a more attentive realtor. We actually had a showing yesterday for the first time in over a month. I had about 45 minutes notice and have never cleaned so fast in my life! It's usually really clean but I was spending too much of my weekend organizing closets and cupboards again and delaying my deep cleaning. It looked good by the time we left but definitely not up to my usual "immaculate" standard. Our realtor did tell us about a month ago that a couple is very interested in our house but they are trying to get enough money together for their down payment. Not very promising, but it's nice to be wanted I guess. My husband and I compromised and are lowering the price $5500 for now. At least that brings us closer to 150k than 170k so that might help a bit. I honestly think our house is so much nicer, newer, and definitely bigger than the other homes in our price range, but I realize that location is everything and our location isn't ideal. So many homes in our range are so outdated and need a lot of work, whereas ours is move-in ready, so I'm just hoping someone will fall in love with it eventually and see the advantages of not having to fix anything once they move in. Well, if the house doesn't sell by the time our listing expires I will definitely review this thread and keep all of this great information in mind before signing a new contract.

Well, I respectfully disagree with your statements. Of course the contractor has a scope of your project - that's in the discussions. If you say that you have $50,000 to do your kitchen, then that's all you have, and if your contractor is too snobby to work within that, then you need to find a different one. I didn't say, however, that the actual cost wouldn't be higher. What's the rule - build in 10 or 15% to your budget for the costs you didn't plan for? You can do a kitchen at any cost, it's just a matter of figuring it out. Search around these forums and you'll see $5000 kitchens and $100,000 kitchens. Of course you wouldn't expect a Bentley to cost $75,000. But if you went looking for a Honda and was told $75,000 you wouldn't pay it because you know better. In my experience vendors have not cut their costs to the bone. I know this from talking ot my friends who did a kitchen 3, 4, 5 years ago when things were peachy. Their contractor charged the same thing then as mine is now. I almost feel like they're trying to upcharge because we don't know any better. As always, it's a matter of research. There are TONS of good contractors out there. Maybe you have to weed through a bunch before finding one, but that doesn't mean they're not there - and it doesn't mean that the most expensive guy is the best. You're right, however, that the least expensive is usually the worst. We first contacted the guy who did a lot of work on our house - eating area addition, basements, front steps and porch. He has also done tons of work for my parents. Great guy, great work, trustworthy, etc. His estimate for a small addition (laundry room and powder room on piers, 3 windows) was $40,000. Come on! That's crazy. Then contacted another guy who came very highly recommended by friends - $25,000. Then the third (the builder who built our house 12 years ago who is doing the project)came in at $29,000. Same space, same stuff, same everything. It's possible.

Maryjo, My peony poppies really didnt look like much (leaves not very tall) so I figured it'd be a while. My pansies and violas have been starting to flower this past week...what else? Not much else wintersown (yet), and I know many wont flower this year, but as long as they thrive and grow :) My WS tomatoes took forever and were tiny. I started some indoors that THRIVED, esp'lly when I transferred them to grow bags. I have never been really good at starting seeds, but this year I started a few types of seeds (and not all at once) under my kitchen cabinet lights! :) The thing with the 2 liter bottles is they will dry out faster than larger containers, but just as long as you realize that, and keep up with them in the spring, they are a good starting container. I didnt have problems with bunnies...and I KNOW we have at least 2 in the yard/back woods as I've seen them For some reason they have not bothered my seedlings; but someone said if they are big enough they shouldnt be interested. What about putting bird netting on/around them? I did that when my seedlings were very small in containers but they weren't ready to plant out, as I have a squirrel who is always looking for food! Obnoxiously so. He comes onto my screened porch thru the doggie door!

You have done a fantastic job getting the house SOLD twice. Unfortunately the first transaction did not get closed due to appraiser's screw up. We did FSBO in the past, prior to putting the house on the market we changed carpet, we gave the buyer receipt and warranty. The appraiser noted on the report the carpet was original to the house ( 18 years old). Even the buyers said they could tell it was recently installed. Could you please share how you found the home stager/photographer and the realtor who helped you posting the house on the MLS? Thank you.