an update, not an answer:
Sold in 10 days! We made it move in ready with a little room for new owner's to make simple changes if they desire. We had the money to put into it and what concerned us was selling it quickly more than return on investment, especially since we could not put it on the market at peak due to unforseen illness of my mother.
One of the buyers is a real estate agent so I think they can see beyond wainscotting and have vision. We removed wainscotting in one bedroom and it turned out to be a simple inexpensive thing. We repainted the overly wood master bath to soften it.
Nothing like a great agent, quality professional staging and hard work. We meticulously maintained our home over the years with the oldest item being a 2007 water heater and A/C system. The adage about keeping it up as you go paid off. Fresh paint everywhere within the last 3 years and repainted some rooms to be more neutral. Meticulous means landscaping as well.You can't take out cedar and landscape in a year. Landscaping is an ongoing thing if you want it mature enough for the new homeowner's to not have to mess with keeping it established. I left the quartz countertops which are the #1 recommended surface for a cook and family (heat, stains, scratch resistant). We did freshen up all woodwork and most paint with an honest to goodness real painter, not just a crew of people that ended up being painters but actual trained painters. They are rare and expensive but oh the sigh of relief to use professionals. We put in high quality carpet and pad. We spent $800 on cleaning tile. I guess we put in about 10K cash into it to prep. Everything looked fantastic. If you are listing your home for over 500K you want commensurate quality in your updates and materials. What came back for repair after inspection turned out to NOT be actual problems but having them looked at does make for peace of mind. I left our home just as I would want a home to be - meticulously clean and maintained, even while empty. And I kept records of every single thing ever done for 18 years: every receipt; every manual; every project. I hope the new family will enjoy the property and community as much as we did all those years.
I think what sold this was the location and the super condition. I just can't imagine anyone having to put money into this. They can use their money for decorating their new home.
Now on to the gardening and remodel of our CA home. Another adventure.