Craigslist or other local classified will get you more money, but will take your time to list and show it, you have to store it until it sells, and you have to deal with transaction details (risk of counterfeit cash or bad cheques). Fastest bet is a used furniture store, consignment or otherwise but you'll get less as the store has to make money too. I doubt any real antique dealer would take it with the modifications. It doesn't look like anything really special to me as antique wardrobes go, but I'm not knowledgeable enough to be able to say whether its value might be enhanced above the obvious by what seem to be hand-hewn panels. Maybe it's really really old? Perhaps you know something about it from when you bought it and can price it accordingly. If on craigslist, I'd show the interior modifications but offer it with or without; that might increase the number of potential buyers. But I'd want to be pretty confident about the electrical work if I was selling it with; if a fire ever results, I'd imagine liability could find its way to you. KarinL

It really is not a big deal for that to be replaced.If the tile layer is a good person..he will just take care of it for you or do it for a song and then your eyes will not continually go to it. Its new, your bugged by it and there is only one way to make you happy....replace it. Good Luck

I have had bad luck with realtors, I know there are some fantastic ones out there, I just pick the wrong ones. Because of this, I have sold the last two homes myself. The first home that had previously been listed with a realtor for six months sold in two weeks, the second sold in a few days. I didnÂt give them away either, the 2nd home sold for the next to the highest in the neighborhood. ItÂs all about creating urgency though if you are going to go this route. I also eliminated phone call burnout by getting a second phone line. When you list by owner, you get every one and their mother calling to find out what your house is up for. Have a nice recorded message describing your home and the asking price with instructions to leave name and phone number if they want to schedule an appointment. This process will help with no shows because you will call ahead of time to verify appointments and you also have a record of people coming into your home. You will also get millions of real estate agents wanting the listing. When you call them back, you will tell them that they are more than welcome to sell your home at an agreed % but you are not signing a contract. However, the very most important thing you do is to schedule your appointments fifteen minutes apart to create the urgency. I chose two days a week to do showings, Wednesday and Sundays. When I called people back I would just say something like is Sunday at 4:00 good for you if not I would ask if Wednesday at 6:00 was good. When people arrived for their appointments fifteen minutes apart there was always people coming and going. In a slow market, you may have to do showings once a week in order to create the urgency. Every one told me this way of scheduling would never work because you must be available at all times, but I say its all how you do it. I used a title company that has an attorney on hand if needed, (I didnÂt) and they even gave me some contracts. Another thing worth mentioning, donÂt talk too much while showing your home, itÂs a distraction. I also did all the usual stuff like renting storage to remove the extras, fixed the broken, painted, made flyers, had for sale signs with appointment only on them and advertised locally. ItÂs a lot of work but I find it less stressful selling your self because your house only needs to be spotless on Wednesdays and Sundays.

Thanks for the input. I know it makes sense to get rid of the stuff instead of moving it. So this really becomes an issue of - do I need to empty these areas before I list the house for sale? My husband is a bit of a pack rat (seriously dear - why do we need to hold onto floppy discs? To prove to your clients that you've been working in IT since before they were born?). And I will never get him to agree to throw his stuff (or even the household stuff) out until I can put a dollar value on moving it. The tentative plan is to have the house in ready condition to list. Then start looking at new houses. When we find a house we like, place an offer with a 2 week selling contingency. Hopefully the sellers will sympathize with our school redistriciting issue (it's a hot political issue in town) and when they hear the sub-development we live in now, they will accept our contingent offer. And if they don't agree, we decide if we want to risk 2 mortgages. Waiting to hear back from the realtor regarding comps, then I'll need to talk to my mortgage guy and my RE attorney. Then look at my bank balance. The figure out a plan on where to go from here.