Given the splendid back views and living areas, furniture on the small front porch seems beside the point.
The curb appeal is so much improved. I do not think porch furniture is necessary either. But it is nice for folks to see that there is actually room for it.
I can’t wait to see the real estate pictures. Maybe after those come out, those other buyers will reconsider their top line price and want to see the place.
If one does decide to put some furniture on the front porch, I’d think small so it doesn’t end up looking cluttered. Instead of trying to match the blue, maybe use a primary color like red. The house is gorgeous now, with all the work you’ve done, CB!
I agree that front porch furniture is not necessary, especially if a railing is installed.
Its 5 o clock now and im just getting started marking up the holes to drill for the cabinet handles. I couldn’t put them on until the big sanding machines were done.
Oh Lordy, hope I don’t screw up the math and drill holes in the wrong place. Been there, done that!
Take your time, cb. Measure twice – or thrice, or four times, if necessary – and drill once. And if you’re really tired get someone else to do it.
OK, gave up on drilling holes for cabinet handles. I did try to at least measure, measure, measure and pencil mark the hole locations. But, I wasn’t feeling like I should be drilling the holes just yet 
Want to double check again tomorrow morning
Loaded some photos of progress. Mostly we slammed in doors, pocket doors and closet doors that have been waiting for floor sanding to get done.
I have learned a big big lesson - no matter what the floor guys say - they all say “We need to come in last”, they are NOT coming in last ever again. We are going to get it done with at least 2 weeks to spare before photos and Open House. Not 4 days
My brain cannot even handle the whole staging thing right now - even though the front porch should look as great as possible. My agent came by today and tried to start talking about staging this or that. I told her, please please please, I am too tired to do the staging or even think about the staging. Hopefully you and the professional will take care of everything!
As soon as the refrigerator got installed yesterday I noticed a big design boo boo. There is a large 5" tall gap above the refrigerator before the upper cabinet. It looks awful and I will not go to market with a kitchen looking bad. My agent was really sweet, she made the 2 hour run to IKEA to get one more drawer front that can be cut as filler to be installed above refrigerator.
Just great… one more thing on the ‘to do’ list!
BUDGET UPDATE
Spent to Date = $133,750
Where my estimates are way off is Landscaping.
Retaining Wall = $7,000
Redwood Fence = $1,500 (and I reused the lumber - what the hey??)
Gate = $1,100
Concrete = $3,600
Brick Planter Wall = $400
Irrigation and Plants = $1,700
And I still need to buy a tree, build the railing and get some more plants!!!
I forget…how much did you pay for,this property?
The things you are doing are fabulous…and look much more pricey than what you have spent!
Purchase price $702,000 plus about $3000 closing costs
Very very tired but we will keep on going. Here is what we got done today:
Installed all the staircase lighting
Installed bathroom sconces
Installed front door light and some other lighting
Switches and receptacles upstairs
Labeled electrical panels for new buyer
Hooked up the under cabinet lighting - but the dang ‘remote control’ isn’t working and I could not get the lights turned off at 7:30pm when I left
All T moldings, transitions and edge pieces
All baseboard finished upstairs except the closets. Baseboards in the older part of the house were a real challenge because they are bullnose rounded drywall to each door - lots of fancy cuts and rounding needed because, of course, I forgot to buy the pre-made round pieces and it’s too late now
All baseboard caulked in, except bathrooms
Baseboards painted in living room and master bedroom
All trim work completed for closets and linen closet door
Framing and drywall installed above linen closet - needs to be painted
Lots of touch up paint - need a lot more
Box built around top of stainless hood
Installed pavers and gravel on top of retaining wall thing behind house
Dialed in the parking patio - put the big plants in pots, cleaned patio and set up furniture. However, the big plants keep blowing over even though we put bricks in the pots. There is a lot of wind that channels up that driveway
The best thing that happened today is that there were 5 window washers that got every bit of paint, gunk and dust off windows, washed all the screens and we stored them in a closet and windows are pristine and gorgeous. I love it when the windows get washed!
Biggest issues left are:
I cannot find all the registers that go down into the floor heating ducts and some of the sizes are old, cannot be found at Home Depot or Lowes. If I had put on my thinking cap earlier, I could have ordered all new registers in some really cool pattern
Will not have time to do any closet organizers, not even hanging rods. These will have to get done later
And a bunch of other minor details
AND… the countertop guy did not show up today. I called him 3 times and he said ‘machine broken’, whatever that means. He promises 8am Tuesday. Nothing like having those guys grinding granite and quartz all over the place while we are trying to do a massive cleanup.
Staging arrives at noon
Ohhh, and did I mention that we haven’t even started the handrail for staircase and we better get that done before Open House !!
In the midst of all the workers swarming all over the place, the building inspector came and passed the last couple of small things we had lingering. We still have to do final inspection but need to get our handrail and smoke detectors put up
He says we are flying with our progress - Haaa!! he hasn’t watched all those other guys on the Flip TV shows. Somehow they get their flips done in 30-45 days. He spent a lot of time trying to convince me that the value of the house is at least $1.2 million. I don’t think so.
He inspects a lot of houses… maybe he is right and it’s worth 1.2
coral, tell the inspector you’ll give him a deal at $1.1! 
If it’s worth $1.2m and goes on the market for 1.04m or so, it will get bid up.
Maybe maybe not. It would depend on how many buyers are looking for a house in that range. The buyers may just get a really good deal.
At this moment in time there are only four homes for sale with 4 bedrooms, greater than 2,000 square feet and under $1.1 million (lots over that price). And, I’m sure there are many with 3 bedrooms, but I just wanted to narrow my search for 4 bedrooms
3516 Udall - this is the one that is on the corner of Rosecrans - kiss of death
3230 Newell - still has not sold and they have dropped their price to $1.09mil
3718 Narragansett - outdated, no view
4384 Saratoga - my agent has viewed this one and she is actually putting in an offer for her clients. This might go pending soon and be off the market. Two car garage and nice little yard
I haven’t seen a lot of sales in the $1 - $1.5 million range lately. I think it is a ‘middle range’ for our neighborhood and there are not a lot of buyers. Lots of quick sales for anything under $1 million - lots of buyers in that range trying to get something for under $1 million.
27 yr. old D1 is closing on her first place tomorrow. It is in the UES of Manhatten. She plans to do a fair amount of work before she moves in. She wants to replace the floors, put in new windows, take down a wall and make an open kitchen and replace everything in the kitchen.
She decided to keep her current rental for 6 months so that she can get most or all of the work done before she moves in. So excited for her.
Would love to help her in some way or give her a congratulatory gift. Not really sure what to do!
BTW, still don’t have the cabinet handles on!! Yikes