As always, of course, the invisible hand of the market will determine value of the product. If the builder charges too much, he'll go out of business; if he doesn't charge enough, he'll go out of business, too. But it's the marketplace that always determines the final, "fair" price! (And I wouldn't have it any other way!) Happy New Year to all -- what a wonderful list! CAPT Mike Pandzik, USNR (Ret.) RF-246 HSV 'Wanderer'