Thanks for replies. Well this guy says he only sells wood but found another guy who sells and installs hardwood. This new guy says he's an Armstrong dealer so he only has Armstrong woods. He said he ordered a lot of them and has extra and returning them would cost him 15% restocking fee so he wants to give them away with very little margin. He doesn't have all the wood that Armstrong offers but only around 6 or 7 models like 3" Gunstock, some dark 5" hardwood and few engineered 5". He doesn't have the EHS5301SL that I mentioned but has similar wood in little darker color. If I buy wood from another person, his installation will go up. So I'm limited on the choices but probably getting good deal. Warranty is 1 year on labor and 15 or something years on material from Armstrong. I haven't checked him being Armstrong dealer papers but will do that once I decide to do the work. Oh, he also said that if the subfloor is not leveled, each area will cost $50 prep work. Hmm.... This post was edited by Yogiman2003 on Mon, Oct 28, 13 at 14:21

Relatively speaking, the cost to do so might not be proportionate to the selling price, and I would expect most people shopping homes in that size range are not expecting hardwood. Having said that, we are replacing all the carpet in the home we just bought with hardwood and our last home was all hardwood. We would have it no other way, but it's expensive, and most people don't care and won't spend the money, so come selling time, it's a loser.

Lianne, well, she never came back to check, so who knows what she got! If you look up SJ McCarthy, she's the flooring pro on here. you'll find her comments about how things hold up on numerous posts. If you find her profile, click on her activity, and see if you can find one where she talks about diff flooring. she talks a lot about diff LVP brands. or, start your own post, with a few pics, and ask for advice on flooring choices. If you have a few samples, post the pics of those and see if you get any hits However, reviews of this product on the first link aren't great! in fact, they're quite poor https://www.trustpilot.com/review/karndean.com https://floorcritics.com/karndean-vinyl-plank-review/

This may be a bit against the grain on what others are saying, but I think improvements MIGHT be worth considering. Potential buyers also need to feel an emotional attachment to the house, and many people can’t see past a few updates that they could do themselves. Even if they plan to do updates, if it makes them have an overall impression that the house is “dingy” or not taken care of, they will carry that impression of the bad carpet into how they view the whole house and may have a more negative view of all of the other aspects of the house. Also- for many home buyers, coming up with the downpayment and closing costs takes up all of their available cash. They may not be able to do improvements for a while so they have to imagine living there in the condition they see it as. For many, $5k more on a mortgage is $25/ month which is easier to budget for than finding $5k right after closing. That being said, without seeing the condition of your carpets or knowing the style and price bracket of your house, it’s hard to say to what extent you should do improvements. If your carpets are bad, I’d do the new carpet. $7k for a vanity seems too expensive to me unless you are in a $500k+ house. Maybe see if you can get a new granite top and faucets instead, and keep your vanity base? Here’s a pre-made one at a HD that could be under $1k with faucets: https://www.homedepot.com/p/Home-Decorators-Collection-73-in-W-x-22-in-D-Marble-Double-Trough-Sink-Vanity-Top-in-Carrara-74108/304250820?cm_mmc=Shopping|G|VF|D29B|29-22_VANITIES|Multi|PLA|71700000033435165|58700003894708140|92700031220423112&gclsrc=aw.ds&&gclid=EAIaIQobChMIlOfjocOR4QIVjbXACh3MNwzaEAQYAiABEgIJHfD_BwE Good luck on listing your home!