Your price seems very reasonable to me. I getting a 20'x40' gunite without a spa and no pebble tech, but with everything else you stated and my cost is $52k. I am also in the DC area and am going with a Mid size local pool builder. I interviewed 6 PB's and one of them was Anthony & Sylvan. Take a close look at there quote, ours only had 1 skimmer and 2 returns, thats how they can save a $$ on plumbing. The company we went with has 2 skimmers and 3 returns and a 4th return dedicated to the polarias all standard.
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