Thanks for all the replies - even $11K is better than $15K!

Unfortunately my DH (and both our families) are not very "handy" so can't do the work ourselves - but def like the auctionhouse idea. The big tile idea is good too - will def use it! Great tips - keep em coming!

I have guy coming at 5pm to give our first quote so fingers crossed!

Will let you know the outcome!