we did a site visit at the center for the arts (http://www.centerartseaglerock.org/index.php/rental). it was smaller than i expected based on the photos, and the price is actually $1500 (not $1250 per the website), plus $100 cleaning fee and mandatory $15/hr to have someone from the site there. still totally cheaper than anywhere else i've found and liked. it includes some ugly chairs i wouldn't likely use, and nothing else (no tables etc).
it's really quite lovely. i don't know if i should try to negotiate down. i guess there's no harm in trying, especially since their website says $1250 and the wedding is in jan.
right now, this is still my top choice. the problem now is that i'm unmotivated to find more places. but i want to make a list and some appointments for next weekend.