Alright guys I know it will be hard to answer this question without seeing the property, but here goes. I cut a school that has approx 8 acres of cutting ( this doesn't include the buildings and parking lot. There are alot of sidewalks and I trim, edge, and blow down the sidewalks every cut. I spend about 2 hrs trimming and edging, and that hasn't changed since I started maintaninng this property. Today I cut and finished in 4hrs 45 min. The first time I cut it took about 6hrs 30 min and has dropped every time. I know the guy who cut this property before and he says they had 14 to 16 man hours every cut (there were actually two of them). I know the quality is better, I have had nothing but compliments from the faculty and parents. I cut with a 60" Z-Two and try to pay special attention to the pattern on the 2 soccer fields during the season. My question is does 5 hours sound about right for this size property. I bid it at eight hours after talking with the guy I mentioned earlier I thought I had really screwed up, but I am doing better than expected now. sorry for the long post.