I would love to help but I can't see any pictures. Check your settings.

I really don't see how value range pricing helps in a buyer's market. I don't see why anyone would offer towards the top end. I don't think that the MLS in my area is even set up to accept this type of pricing. Rather than come up with a list price I could see MLS systems allowing homes to be listed in pre-selected ranges, such as $200 - $225, $225 - $250, etc. I don't think most people would go for it though, because everyone wants to know what the price per square foot is. If I could VRP our house, I might have an offer. This will allow me to show the low end and get people in as it would be a new price search category. I wouldn't price it as low as we'd go, which would give us room for negotiating. Thanks mumbles. We did write up a 2 page sheet with all of the features, we have lots of mechanical upgrades like 2 water heaters, hi-eff furnace, etc. that many people would not necessarily notice. We have lowered price to $349,900. We have so far had one nibble. It is discouraging. Would like to see nibble amount to something as people have seen the house 5 times. DH says pretty soon he'll start charging them rent! LOL! The one thing I see on your listing is double photos. You need to look through them, tell your agent to clean it up. I also disliked the slide viewer, the photos are so small. It would also be nice if they could label each photo. But it makes me feel better to have a lowball offer. We countered and I hope they counter back but sounds like they cannot afford our asking, their offer was about $45k less than asking...good for them but we are not desperate (just yet)... Good luck.

First of all congratulations on the completion of your build. I agree with the PP, take your time. I completely remember the excitement and wanting to do everything right away. We moved into our custom built home 3 years ago. We are just now getting to the point where the key homes feel complete: family room, library, kitchen, dining, master suite. I haven't even touched the basement or secondary bedrooms yet. The few items I rushed to purchase in the first 6 months are the only ones that I regret. The idea of an interior designer is a good one. Most will give you an overall plan and you can purchase pieces over time. Here are my ideas: Do not touch the formal dining right now. Iwould focus on the family room. I'm not sure a sectional will work bc you have traffic coming into the family room for all sides. I would probably do a sofa facing the fireplace and chaise along the window wall. Do you really want a rug under you kitchen table? For your family room, start with the rug and then pull your colors from there. I think 9x12 would be a good size. Your home is quite traditional but it seems like you lean towards a transitional style. I second some of the vendors suggested so far: crate and barrel room and board west elm Mitchell Gold Lee industries Oly studio Ethan Allen Ballard design Also, look at vintage/antique pieces. Especially for case goods like end tables, sideboards. 20K is a good budget. Personally, I tend to mix high and low. If you have a few key splurge pieces, it will raise the whole room to higher level. Good luck and enjoy the process!

I took a look on Wayfair Closeout rugs and if you spend a little more you can score a much better rug.. These are all available in 9x12 and IMHO would work beautifully. Also keep in mind that a rug under a dining table takes abuse with the crumbs and chairs so it's better to consider something better in quality. I know the first one is dark, but with a black clock on the wall and the industrial barcart, it would look very smart. My personal favorite is the 4th one. The last one looks as though it may look better in a traditional home if you want colorful and classic. All good. https://www.wayfair.com/rugs/pdp/the-conestoga-trading-co-hand-tufted-blue-area-rug-cntc4236.html?piid=16370097 https://www.wayfair.com/rugs/pdp/wrought-studio-kari-deco-browngray-area-rug-wrsd1454.html?piid=30918717 https://www.wayfair.com/rugs/pdp/wrought-studio-kari-deco-bluegray-area-rug-wrsd1453.html https://www.wayfair.com/rugs/pdp/red-barrel-studio-hogan-hand-tufted-wool-graygreen-area-rug-rbrs7553.html?piid=22588486 ^ ^ ^ ^ This one is a very good deal https://www.wayfair.com/rugs/pdp/meridian-rugmakers-san-juan-hand-tufted-light-blue-area-rug-mrdn2018.html