We put our house on the market for £100K more than we ended up getting for it!!!!! Combination of crap valuations by estate agents & awful timing (went on April '07 when prices at a high in Bristol - sold in Aug '08 when prices had plumetted). By the end we just wanted shot of it so we could get on with our lives. You'll agomise over it if you accept it - but if you are anything like us, the day its sold - you won't care! Think about if you've made money since you've bought it rather than how much you could have got. This helped us.