Premier Ca Realty
On the positive side, this is the only active listing at this time in this development - BUT that does not suggest the seller can get an inflated price. The price is just too high and there's no getting around it. I'm also not sure any units were built in that development at 2,300 sq.ft. and the most recent comp sold in December at $215 / ft. (2,250 ft) after 290 days on market. I think the monthly HOA may be understated. As you likely know, this development was built in 2007, 2008 & 2009 and then took several years to sell out. e.g., your listing was built in 2008 but not initially sold until 2011 - so it was already 3 years old when it was "new".
As for the photos - they look like the owner took them with a cell phone and couldn't be bothered enough to pick-up and De-clutter before taking them. For a property that's 2,300 sq. ft. it looks mighty small based on the current photos.
I see this is a Limited Service Listing - have you actually been to the property since you are located in Fresno? Maybe showings should be "Accompanied" so the property can be picked-up prior to showings - or - show the owner what it should look like before showings and tell them it must be this way for every showing.
Here are my suggestions;
1) Drop the price below $500K;
2) Better Photos ASAP;
3) Check on the GLA and the monthly HOA to be sure they are both accurate.
4) Remove the price requested for the appliances from the MLS - it can be "Negotiable" - When a very high price is placed on appliances, it gives the perception that the seller may not be negotiable on the house!
5) Co-List with a local Broker who can offer assistance and a local presence.
Increasing the Coop Commission was a nice "gesture", but it will not sell any overprice property that shows poorly.
Best of luck !
Broker / Owner / Realtor
I think the price is not too far from reality, I would probably suggest a 30k reduction, but it will depend on how motivated is the seller to sell and how much activity are you getting on it.
Just keep in mind that anything in the 500k probably will target move up buyers and not really first time home buyers specially with new lending guidelines.