In regards to your price question: If you have the stomach for it, consider this - Look around at the comps in your neighborhood/area. Find the lowest priced home that is comparable to yours, then price your home at 85% of this number.

Sounds crazy? Well, as a buyer in this market, I'm looking for the best deal, which means I'm looking from the bottom up. I might not even consider visiting your home if there are 2 or more homes similar to yours in the neighborhood going for 10k or more less. Would you?

The objective with this method is to get an enormous amount of buyers looking at your home and writing up offers. Then your sale becomes a high stakes ebay auction so to speak. Buyers who take the time and energy to write up these offers are more willing to negotiate and go above and far beyond asking price (at 85% of lowest comp) because there is now a sense of competition and even excitement.

The best day to sell your home has already past (that would be the first day on the market) - because that's when it is fresh and also gets populated into all the buyers emails who have signed up with other agents for that service.

A listing can become stagnant after too much time and buyers will begin to wonder "what's wrong with this house? Maybe I can low ball it"

Two other ideas to help you along:

1. Consider getting a professional inspection ($250-400 normally) - as a interested buyer , if you presented me with a recent home inspection and there were no major issues, I would be much more inclined to make you an offer. I would still get my own done by a professional of my choosing if my offer was accepted (I mean, you could have got Billy Bob your brother-in-law to do it for all I know), but at least it would give you an extra edge in this hard market.

Plus, since they are probably going to get an inspection done, and if there are issues, wouldn't you rather know now rather than 20 days from closing?

2. Offer a home warranty ($410) with the sale of your home- This covers major systems like HVAC and your major kitchen appliances (Fridge, Dishwasher, Stove) for the new owners for a year and is renewable. Who doesn't like a little free insurance ?

Good luck with the sale of your home, I wish you continued success!

Open houses do not necessarily bring buyers for your home. Consider looking at homes in your immediate vicinity (your subdivision if you live in one). Which home(s) are under contract right now? What were their listing prices when they went under contract?

Many times the buyers are buying the lowest priced homes in any given subdivision and these buyers want a good deal and are not generally attached to a specific home. Even an attachment to a subdivision by a buyer might change if there is a less priced home in the next subdivision or two streets over that is lower-priced. These lowest or second lowest priced homes are generally getting the offers because the buyers want to see the value and to many buyers the best value is being the lowest or second priced home.

Lowering the home's price would allow more buyers the choice to visit your home with an agent and this would be a step in the right direction. Buyers have so many homes to choose from right now.

Enhanced listings, pictures and slideshows appear to be the virtual open house of the 2000's! Open houses were sensational when prices were rising but real estate today is hard work for buyers and sellers. Serious buyers are on the internet or working directly with an agent. Although I do agree with the previous Realtor open houses are a great way to invite neighbors to know more about your home. Often time flyer boxes are another option to let the public know and flyers are available 24 hours! Pricing and patience are what is needed to sell in today's market and an active agent can help you dial in the highest potential price with analysis and feedback.

An open house may be a great way to let your neighbors know what you are selling if they know someone who is looking to move. Most homes are sold by touring with an agent.

If you are not getting any traffic you may be over priced. Depending on what price range you are in, if you are not seeing a visitor in 14 days you need to reduce regularly until you get traffic. Know your numbers you need to hit in order to sell and market accordingly. The buyers are out here, you need to attract them in this crowded market.