Bob said it best - your price is too high.

Price gets buyers to visit - the first step towards a sale.

Hello R,
You really need to be speaking with your REALTOR and coming up with a game plan together, what do the 'lookers' say that can be done today by you for them to buy your home?

Lower your price, and take it out on the next guy!

I wouldn't waste time and money on barbecues and invitations. They already know about your home...guaranteed. Six showings in 90 days. That has nothing to do with your furniture arrangement. The first thing anyone looks at before they decide if they want to see a home is the price. The first thing! The rest of it is "window dressing". You need traffic, and pricing it right will get you that. The feedback you received was worthless. Those were just agents going through the motion. They're not interested in your situation. It "shows well and is priced well"? So, why didn't their buyer make you an offer? Your agent needs to dig deeper. Don't let these agents get away with telling you nothing. You need to know the truth! Why didn't they offer on your home, and what else have they seen, or better yet (or worse, from your perspective!), what did they decide to buy instead? Too many agents are like the driving instructor who tells you you're doing great, as you're headed for a brick wall! Allow, no...demand that agents tell you the truth. Then you can decide if you need to stay, or do what it will take to sell your home.

This is a tough situation for all of us. As I said before, I congratulate you for pricing below your current competition, but it's the recent sales that should concern you.

Best of luck!

R
The truth is that homes are selling, just not yours. Buyers are not on vacation, they are out looking with their Realtors at the homes offering the best value. So you need to project more value. The easiest way is to lower the price, however your Realtor may be able to suggest other ways.

I agree that you need 10-12 showings in the first 10-14 days, or lower the price. Ninety days is a serious problem and requires al listing -re-launch. Re-arrange funiture, declutter, take new pictures, send out 200 invitations to local neighbors, do an open house BBQ, put it on craigslist, and do this all at once with at least a 5% price reduction.

Look at your competition. During the last ninety days how many homes have lowered their price, gone into escrow, come onto the market, or sold.
REmember, the longer the home sits on the market, the more value it loses. At 90 days, homes in my market sell for 93.6% of asking, compared to 99.5% at 30 days.
Good luck.

Thanks for the fast responses. I guess I'm surprised that people aren't looking at the homes priced higher, but making offers for less. This is what I'm currently doing when searching for my new home as I don't want to excude negotiating.

What do you think is better - to be patient, and rent until you sell for what you want? Or to lower the price to sell, but not have as much to put down on the next home? Is it a wash?

"R",

You are locked in a struggle against your builder!

I congratulate you for pricing your home the lowest in your subdivision, but you'll have to do more. I think you know you are competing against your builder, McCar Homes. They are trying to sell off standing inventory, and they're aggressive doing it. I recently sold a McCar townhouse in Gwinnett, and they came down more than $60,000 in price and concessions.

Here's what's going on:

692 King Sword Court. New home, built in '07, sold 3/31/08. Originally $305,120. Sold for $252,500. $1,500 bonus to selling agent. Same model home as yours.

680 King Sword Court. New home, built '06, sold 4/30/08 for $252,140. McCar paid $5,000 toward closing costs. $1,50 bonus to selling agent. Possibly the same model as yours.

772 King Sword Court. Full basement! Foreclosure. Excellent condition, though. Sold for $285,000 on 6/27/08. Reduced from $339,900.

760 King Sword Court. New home. Sold 6/26/08 for $303,000. 3 full baths. $6,513 paid toward buyer's closing costs. Reduced from $327,070.

783 King Sword Court. New home, built '06. Sold 11/30/07 for $280,000. looks like expanded version of your home. Reduced from $362,140!!! 3 full baths. $5,000 paid in closing costs.

Unfortunately...there are more.

You are asking $279,900. Not an unreasonable price. But not likely to be a successful one, either. McCar has several more for sale, and you have a few more resales in close competition. Someone's going to come to the realization that they HAVE to move, and they're going to undercut you to do it. In any market...price sells. Especially in this one.

Sorry to be the bearer of bad news, but you need to know the truth.

Best of luck with your sale!

R,

Unfortunately your home is in a market with over 12 months of inventory. I looked at your pictures online and they look pretty good. I would say that it is your price and the fact that you are competing with the builder still in your neighborhood. Also, paint some of your walls a neutral light beige color would help. When buyers walk into the builders model home and then yours only your dining room is painted.
You need to be really aggressive right now and make it up on the purchase of your next home.

The rule of thumb for our office is that if you do not have 10 showings or an offer, no matter how bad in the first 30 days then the market is telling you that either price or condition is preventing showings or an offer. Go back and really scrutinize the staging and condition of the house. If not that, then it is time to reduce the price. I currently have a listing that is in immaculate shape but in the first 30 days we had 2 showings. We dropped the price a bit and have had 8 showings in 10 days.