You already have some tools in your toolbox....no pun intended.

You already have some tools in your toolbox....no pun intended.

You already have some tools in your toolbox....no pun intended.

I would not add a pool, you cut your buying pool [pun intended] into those who do not want a pool (elderly, parents with small kids, etc)

You already have some tools in your toolbox....no pun intended.

You already have some tools in your toolbox....no pun intended. 

You already have some tools in your toolbox....no pun intended.

*no pun intended. 

I'm probably going to make a post in a more appropriate forum asking for comps of comps software (pun intended), so I can find a good centralized data source that I can just crunch numbers on.

Its like a happy riddle when you have choices, its fun to figure out.I kick myself many times for selling property all over LA over the years.But you have to look at your long term goals and what's important, no one knows what the market is really going to do over the next 3-7 years, its all up in the air, so best to plan for what you need right now.If you sell you get the homeowner exemption that is great you are taking money off the table and can invest in other markets - like AZ it's hot [ pardon the pun].