Thanks guys, for your help.
Some additional info: The only house that has sold in the neighborhood was a foreclosure, and it sold for significantly less than it appraised for.
Our appraisal was $183k, but we didn't feel this market would bear that price.
We haven't gotten much feedback from other agents, only that one person wanted a garden tub in the master and one person decided a ranch would be better for them (ours is a split level).
Eric- if you could give me more specifics regarding 'crowded' and 'dated', I would appreciate it. The only thing that has not been updated is the tile in the master bath, and that isn't in the pics! We've filled up a 10x20 storage space with our 'extra' furniture, personal photos, and knick knacks :(
The dogs- we originally listed without the disclaimer, and crated the dogs in the basement, but with no showings happening, I really didn't want to continue to lock the dogs up for 10-12 hours a day.... and no, it doesn't smell like dogs, I've had some sensitive nosed friends check it out! I've had a hard time deciding about the dogs- boarding them daily is nearly $200 per week. With no one looking that seems like an obscene waste of money...this way, if they can call the night before, I can drop the dogs off on the days the house is being shown. I didn't realize that would make such a huge impression on potential buyers.