Hi Doggiedetailers

Your property sound great, outside of the obviose question "is it priced appropriatly" my only question would be is the property being marketed to its fullest potential? As the majority of interest for property is secured via online means you should consider enhancing the quality of your adverting, use better images and ensure you are listed on all the apropriate listing sites. Also try some non traditional advertisments such as http://www.youvu.com.au . where you can create a virtual showroom for your property which can be attached to all of your online ads. You Mentioned that you have at least 5,000 improvements there so why not show off a few of them to potential buyers and try and snag the elusive emotional connection to your property which will hopefully genereate an offer.

Good Luck

doggiedetailers,

Oops, I almost made a Freudian slip, but I guess you actually do some styling with the detailing :-) Hopefully, you are priced correctly now, and not making the mistake of leaving a lot room for negotiation. You should leave very little wiggle room. You can always say no to a bad offer. The trick is to price to get an offer. Along with that, why don't you check with some of the magazines listed at the link below to see where they have good circulation. If a few do relatively well somewhere close to your area, why not run at least something in the classifieds, if not something more elaborate. I am sure your agent will discourage it, as he/she will probably not want to venture outside of his/her box in marketing, especially since everyone is down on print nowadays. However, as they say, nothing ventured, nothing gained.

http://www.magazines.com/category/horses

doggie,

You are not alone......these are truly challenging times.

Our suggestion is to review the marketing plan for your property.
How is it being advertised?
Where is it being seen on the internet?
Are you listed with a company that draws buyers from other areas & foreign buyers?
Have you thought about how to best reach your specific market? (horse farm buyers"
What kind of incentive could you offer that would appeal to buyers?

Selling in any type of market is all about pricing and visibility. If you have it priced right, it's time to think about what needs to be done to put iit in front of the right buyers.

Good luck,
The "Eckler Team"

Doggie
The good news properties are selling. Over 150 sold in the last four months. The problem is that your home is not selling. So, you need to take a good hard look at your motivation.

Any property will sell. At the right price. And that price is not based on how much you owe, how much you need ot net, or how much you paid.

Talk with three Realtors, compare their answers, and select the best one. If you need a referral of a top notch Realtor let me know, I can help.

You just have to find the right buyer at the right time. Maybe you need to broaden where you are marketing your property. Do you have a nice flyer or a single property website? What are the statistics if you do you have one.. There are many things a buyer can do in concert with his/her agent.

Once you have a better idea of potential prospects see about the property online will help guide you to better market the property.

Craigslist is a goldmine for buyers and its free to post. Backpage, trulia, kiiji...etc.. dozens more...

Your property sounds nice by your descriptions and that same message needs to convey every time someone sees your prop online...

Cheers!

Sorry about the challenging sale and of course the whole county is facing difficult circumstances. The price is too high in my opinion but if you wait it out long enough it might work out. Some folks lower the price a certain percentage each month or every other month. Good luck.

Rule of thumb if no offers in 10 showing you are priced too high.

You need to get in the car and look for yourself what your competition is and then take a step back and objectively re price your property or bring it to the standards of the houses around you that are selling.

If it is a true working farm some people don't want a farm see if you could split and sale house to one person and farm to a farmer.

If its just one of those properties that's over built for the area then you have major issue your agent needs to market the property as vacation style maybe in a richer city within say 1-2 hours

We have lakes property down here and we market to Atlanta and Birmingham

I hope this helps and you might look into a professional stager

Nah, you're not stuck there forever. Assuming good comps (and I'd have to see your agent's methodology to comment on that), it sounds like you need to lower your price or wait it out. Really, everything before the last three months counts as much as the Dark Ages, so don't count those. Feel free to contact me directly if you need more help or have a specific question. I can be reached at sean.giorgianni@gmail.com or 951-571-9229. Thanks for the opportunity to help!