Shenandoah, I sell RE on and around Lake Norman and Charlotte. What is your MLS #? I would like to take a look at the listing. Also, if you are located on Lake Norman, did your agent explain to you that there are 7 years worth of inventory of just waterfront homes? Right from the start, you have a 50 / 50 chance of being a winner or a loser as far as geting the home sold. Like Chiuse said... you CAN NOT chase the market downwards. You have to price it a bit below market value to get serious interest. What Buyer in their right mind is going to pay market value for a home, knowing that in two months it is going to be worth less. They want a cushion. They will get it. From you, or from the guy down the street. Do not sell the boat slip to your neighbor! If you do, you just decreased the Buyer pool even further. Buyers are making their decision on one thing and one thing only right now, and that is perceived value. In other words, price. It is not true that you can not sell your home. you just need to price it right. A lot of agents do not know how to do this in a market like this. Your appraisal of 12 months ago means nothing to no one. Throw it away. Find what compareable homes are selling for, and then price it at least 15% under those. You need to sell. Interest rates are going up. Each time they do, your Buyer pool gets smaller. Do not get caught up with lowering your price little by little, and never being in front of the curve. You spent your savings and borrowed money for the stager. You need to sell tomorrow! Do not let yourself become one of those that gets foreclosed on or forced into a short sale. Speak with your agent today and come up with a good plan. Good luck.

These are some great ideas ... to be clear, I can paint the cabinets no problem (have experience and appropriate equipment), but I have resisted over the past couple of years because we had higher priority things to get done in the house. We're getting past those now, so have time to go back and tweek. I like idea of crown on the uppers. Removing the cab over the sink is problematic ...it has an LED under it that is really important to the sink function ... will have to look and see if I can pull it, route the wiring into the ceiling and then back down into another dangly fixture that could match whatever ends up being over the island? Funny thing ... taking photos and then studying them actually helps ME! The fan is ugly ... but it is a wonderful thing ...maybe paint it white to match ceiling? (we did this to two fans in this house and two in another ...makes them sort of disappear). We replaced two in another house with dark brown ones to hook up with the dark woodwork ... it looks good, too. We'll look at replacing the glass on the two dangly lights ...it does need some contrast from the white ... since they don't do much, anyway, perhaps industrial stainless, dark gray, red or black?

Love that mirror, but my first thought was that it has too little actual mirror to reflect the lake in the background? I'd definitely find something with larger mirror to reflect lake. Do you have photos of the room and lake view reflection? Others suggestions..... 1. Install a frame of rustic/reclaimed wood, affix to the exact dimensions you want (rectangle/square, etc), and then have a mirror company cut exact and install. Then you aren't stuck searching for something to fit the space. 2. You could also do a massive wall of mirror, cut the mirror where the sconces would go, and place sconces on top of mirror which would be some gorgeous light and lake reflection. 3. Another option which could be really gorgeous is to use glass tiles on the entire wall space and affix the sconces through the tiles.... Depends on how much lake you see and what the view really is....

Yes, I am thinking of two small low back swivel chairs on the mirror wall and another two chairs across placed at an angle and low enough that the backs of the chairs won't obstruct too much of the view at the window and the reflection of the view--with a small wine-like table between each set of chairs. Thanks for reminding me that I should lower the usual height of the mirror--whatever that should be. Now my concern would be all the space between the top of the mirror and the 10' ceiling. I do have a 10" ceiling molding that may help fill the space above the mirror. This is something I hope to consider. Thanks for your help!