Step one...

We met with Realtor #2, the husband-wife team.  I think I mentioned that she represented us when we bought this house.  They came much prepared, including with the sale sheet from when we bought the place.

They were confident without being arrogant.  They've been doing this for 25 years and are a part of the largest group in the area.  So, tons of resources.

They ran the comps, they looked at the house.  They want to list it 10K higher than the last guy, which gives us more negotiating room.  Not to mention the amount they said is exactly what Rob's been thinking.  Based on how things have gone so far, I don't think that was a coincidence.

Since they sold 45 houses last year, I think they may just know what they are doing!

And they've dropped their commission one percent since we bought the place.

The house will go into MLS tomorrow, but it won't start showing until Friday, with an Open House on Sunday.

The only negative news of the day is that it looks like we are going to either have to replace the bedrooms' and hall carpet or offer a flooring allowance.  I tried to clean them (why do people put in almost-white carpet!?!?), and while they feel great, they don't look a lot different.  Worse case, we will throw down some scatter rugs for the showings and let them know there's an allowance at closing (not sure we want to go through the hassle of replacing them ourselves - and they can choose what they want that way).