Homeblessings suggested I update this so you'd know how it turned out. First, I want to tell you how much I appreciate all the input here, especially those who said not to do anything. I needed to look at it hard and long before spending any money, and that input was valuable. After talking more to real estate agents and analyzing the local market to death, I realized almost all the potential buyers of our house over the last six months or so have been those moving in from out-of-town. Most are military officers or doctors. They are looking for bargains, and they are looking for resale when they move in 4 years. Our home was priced at $325,000, which was right for the market of local buyers who value our neighborhood and the nearby schools, but locals don't start buying houses until May or June (last summer everything sold in our neighborhood in July). Out-of-town buyers were looking at houses ranging from $325,000 to $400,000 and ultimately buying houses that cost about $360,000. We didn't want to wait until summer and we couldn't count on local buyers even then because pending military spending cuts could really hurt the local market. We decided to upgrade as cost-efficiently as possible to get the house sold in April. My friend replaced the vinyl floor, which had seen better days, with a low-cost porcelain tile from Home Depot. The difference doesn't show in pictures, but it's huge in real life. It cost about $2000 total. A real estate agent asked me who did it because she wants to upgrade her own house to sell it. I replaced the appliances with stainless steel. I was back and forth about this one. I was only going to replace the range and microhood (for reasons stated above somewhere) but then I realized I had to replace the dishwasher with one that would fit into the decreased vertical space the new tile caused. I got a good deal on the new appliances and with tax and delivery it was $2050. I sold the old ones on craigslist for close to $1000, so the total cost was less than $1100. I replaced the countertops with steel grey granite, and the sink and faucet at the same time. The sink and faucet REALLY had to go. I think by the time I added in the new sink, faucet, and plumbing labor, the cost was less than $4000. I was able to save the backsplash. I had to take one tile off to remove the old counters, but I glued it back in place after. I dealt with the gap between the new granite and the old backsplash by caulking with a sanded caulk that matched the grout perfectly. If that didn't work I was going to try Bee's painted trim idea from above. My total cost was $7000-$7500. One of the agents we'd talked to asked to show the house before it was on the market to a buyer just in for the week (floor was done and appliances were just being delivered) and we ended up selling it. The couple who bought it tried to buy a $400,000 house first and weren't able to reach a deal. The wife is a military doctor who will be here 4 years, and I don't think they would have considered a house without the upgrades. We'll never know if we got our money back, but we do know that the house is sold. With the high percentage of military/short-term buyers in our market, this decision made sense to me. Here's the before/after. I know there are still problems with the "after" - especially that refrigerator sticking out - but it's good enough. Sorry this post is horrendously long, and thanks again for all the advice!

Hello again, mdjtlj, Haven't heard any updates, and it's been a couple of months since you spoke to us of your concerns about selling your Grandmom's property in FL. Anything new to add? I hope that my post over on KT may have brought a nibble or two, back then ... even though it wasn't up long till admin yanked it as being too commercial. In the light of the troubles over the housing market in the U.S. in general these days, do you feel that it is having a substantial impact on your property? Daughter was in negotiation over a property in Phoenix in the fall, neither willing to budge over $5,000. difference. So she returned to Toronto. Within a couple of months, maybe - three at the outside, I think, she said that a re-evaluation of the property had reduced the price by $20,000. Planning to move down there (she lived there for a few years, upwards of 10 years ago) she went down a while ago so is staying on the scene, currently. She works out of her laptop. We've had several snowstorms in the last month or so, with people around here being told to stay off of the highways yesterday - about 600 car crashes in and near Toronto, but no one killed or seriously injured. Maybe I should buy your Grandmom's place - but I'd have a problem with my house here, for my insurance says that it must be checked every three days. Maybe I could find someone who would exchange use of my houses - they spending the summer in FL and the winter in ON. Yeah - maybe! ole joyful

maxibella, the short answer on standard numbers of open houses is: there aren't any set standards. the longer answer is: IF you have an aggressive Realtor, open houses should be something they look forward to. The down side is- due to both Buyer and Seller agents, the sitting OH Realtor loses much control of the Open House. Buyers waltz through stating "they" have a Realtor, and whomever is hosting the Open's hands are tied. The listing Agent must follow up with the Buyer's Agent and well, it's the follow up on not only OH's but showings that grades a Realtor. OH's are great for hungry start up Realtor's so,,,,have as many as you can. It says Nothing about being desperate; let no Realtor ever state that. OH's benefit Realtors....period. Why? because unfortunately Open's normally won't bring the sale, but they can offer potential Buyers to the sitting Realtor. which brings me to igloochic :) I was hoping you'd respond because you are normal. Isn't that great to hear!? On a broad sense it's true that we humans make lists of likes and dislikes and then we compromise. see,,, normal. so, when it comes to buying that largest purchase most of us will ever make,,,,at decision time all kinds of priorities change. you like me won't buy that Bi-Level, but we might just settle on baseboard heat. ha-ha you get my point. best to both of you.

You need a real estate attorney. They will guide you through the process. You owe no money to the purchaser's agent. You have no contract with them nor any implied contract. You said you were military. You have access to your unit's JAG officer. Find them and talk to them. They can be helpful. If you financed the home using the VA, the loan is assumable by your buyer. If your buyer is in the military, you may want to explore that option. Just be certain they will be assuming liability for the loan. Ultimately, you need a real estate attorney. The good news is your buddy has looked around the area and has determined that they would like to stay in your property. You may want to go ahead and get a handle on valuation by getting an appraisal as part of the purchase contract. Your real estate attorney can help with this. An appraisal and knowing the valuation will make setting the sales price in a reasonable range. There won't be any surprises when the buyer goes to finance.