I'm trying hard to not fall into the "our house is better" trap, and just stick with buckets for finishes (very updated, medium updated, dated), and land (small lot, acreage). People aren't going to pay $20K more for our house just because we have heated tile floors and a 200 sf master closet. I'm not feeling great about the comps he used that were far away. I think he was trying hard to match size and land, when it seems to me that the more accurate approach would be to match size and neighborhood and adjust for land. "Extra" acreage is valued by appraisers at $10K/acre, so that should be a $30K boost. I will call the appraiser and ask him for a data dump of everything in our 2 neighborhoods that sold for >$400K in the past year. The zip code is pretty relevant. It covers the whole city of 31K population, all attend the same high school, and we're in the slightly more desirable elementary & middle schools. But some home shoppers will also look in the larger adjacent city to the west, and there are some higher-end subdivisions there as well. The far-away comps are in a smaller town to the north, with a less desirable high school. Good point that people that can buy in our price range might buy lower. When we moved here, we started looking up to $250K, then raised it to $300K and then $350K when we didn't find what we wanted. We could similarly have buyers who start at $400K, eventually bump up to $500K, and the realtor shows them everything up to $520K in their usual fashion, and ours, which is priced at $550K doesn't get shown. Here's the info on the comps the appraiser used: A. $550K, 5 acres, 5500 sf, 1.5 miles away, adjusted to $497K B. $410K, small lot, 4100 sf, our neighborhood, adjusted to $459K C. $550K, 4.75 acres, 3800 sf + basement, 1.5 miles away, adjusted to $496K Cost approach came up with $503K. While I know that sold comps are what matter, how you're priced compared to what's on the market does impact buyer behavior as well, so I'm looking for any insights you can offer on that front.

Seriously, I LOVE your blue house, and your house is why I would never ever move into a "community development". The Pink Hello Kitty house someone else has exhibited is too much, I'd agree -- but I'd basically tell new house guests -- if you reach Hello Kitty, you've gone too far, turn around and come back... Yes, a blue grey would work I'm sure. I don't have one to show you -- my current home is all grey with brown-red shutters and white trim. I like "Distance" and "Storm Cloud", in that order. PS: Your Boothbay Blue choice on your most recent post is also wonderful.

Oakley, sorry you're going thru this. As bad as it is, it could have been a lot worse :( Yes, I've been given the wrong medication but even worse, the wrong medication was given to my daughter when she was just a child. But, being the proactive type, I always check meds before taking them. Before the Internet and Google, I used a PDR to reference drugs. It was the same pharmacist both times. I tore into him when he gave my daughter the wrong medication and complained to the store management. This guy seemed to be on too many drugs himself! Found out later there were many complaints against him and soon after he was fired. Being in the hospital is so darn dangerous anymore (well has been for many many years). Superbugs, overworked staff, staff on drugs, under educated staff...you can't leave a loved one in the hospital by themselves. Someone needs to be their advocate. DH has been in the hospital exactly 2x. The first was for a crushed heel. The care (or lack of) and staff was so atrocious I spent most of my time in the administrator's office :o I later filed a complaint with the state board of health and after reviewing my complaints and finding them valid, they zeroed out his bill. The 2nd time was for a double bypass. EXCELLENT care this time around in a much better hospital (Louis and Peaches Heart Hospital in Tyler, TX). Everyone from the janitorial crew to the surgeon and his cutting edge bypass procedure and the sharp as a tack nurturing and caring nurses. You would have thought he was their only patient. I've been taking pro-biotics daily for a few years. There is no doubt in my mind they prevent all kinds of illnesses. A happy gut full of good bacteria is a good thing :) I have a friend that got C-diff in the hospital. Hers became so bad she needed the bowel transplant. My mother also contracted it in the hospital, I think during an oblation for A-fib. She didn't have the bowel transplant but it took her months to get over it.

Sounds like you have a crappy real estate agent, not to mention I never heard anyone making cash offers way beyond asking price, even in a hot market. The reason for a cash offer and quick closing is the ideal negotiating point to purchase the home under asking price and preferably under the market value. I don't know about the Seatle market, it sounds like people there just dump money over the asking price without any entry bid proposal, followed by negotiations and paying over the market worth value... Even in Manhattan, NYC where a typical townhouse goes for $2,000 per SF and up, people always bid low and negotiate from there and nobody is in the rush to pay more than it is worth and I'm sure they could easily pay anything. Like Denita said, get a new agent and don't be so eager to throw your money around for something that worth-less as the market value goes... Good luck