Right now, it's a buyer's market, not a seller's! Also, many new subdivisions have homes not sold -- empty with no families! Sadly, phase 3 will begin soon in my neighboorhood, and there are unsold homes rented out -- seems one can tell the difference between a rented and owned simply by the yard's care.

Guess I had the bug. I'll hold my cards for now and hope for a better market letter where I'll profit and not break even.

Thanks for ya'lls help Orchid and Hannelore, good idea regarding FSBO, too!