First, you would want to get a FREE Comparative Market Analysis from a local realtor to determine what houses are selling for along the river. Our market has had a changen of nearly double digit percentages downward since August '08. Forget any appraisal from anything longer than 6 months, and to be most accurate, you need one only 3 months old, knowing it is changing daily. Bank appraisers are not going back any more than 3 months and that is who will determine what the bank will lend your buyer. It is sad but true that the N.Ga. area, including Coosawattee RR have felt this situation more in the past 6 months than any time before that. Ask your local banker how many homes he/she has on their foreclosure list. Get a copy of that list and compare your home to it. Read your local paper everyweek and in the last section, see the number of homes getting ready to go into foreclosure. I don't mean to be a wet blanket, but better you are meeting that disappointment before you enter the market, than entering, pricing too high, and not get any showings or offers. You have to be one of the best 3 values for what you are offering to get those showings and that offer. And when the offer comes in, don't be surprised when it is way below what you are asking-buyers are testing your bottom line by going way under what they might be willing to pay. Just smile, make a reasonable counter offer and let them come back or move on. There is a buyer for every house, but over pricing will cause you to miss that person. Good luck in your efforts. If you want me to give you a free Market Analysis, please contact me at 678-463-1129, otherwise go to your known realtor. We don't bite, just snarl a little!!!!