Most people just say... 'Well, make me an offer". But those words get lost on people who are looking in the current price range and have other options. What you need to do is get this home into the price range of people who would say "What driveway???".
You've already reduced it, I know. But it seems as if you have some ways to go.
If you have had 200+ showings, then indeed the price needs to be adjusted to be in line with the demands of the market.
It may not have been a problem for you when you bought, and I don't know how long ago you purchased it...........but it is a negative for current buyers , who are already nervous about buying in a down economy. They want as much assurance as they can get that their purchase is secure down the road. Any home with an obvious negative is especially feeling the down side of selling in today's market.
For example, a home with high tension wires behind it, or on a busy street will take longer, and sell lower than any time in recent history.....compared to homes without any kind of negative.
As Drew said.... and as Dan, as a buyer, said..........your price will have to make the driveway be insignificant...someone has to think to himself - "Wow, I can afford buy this great house - to heck with the driveway!"
I liked Drew's comment ............ "What driveway?"
The driveway may be a factor, however, if a buyer has driven by the house, they see the driveway and they still want to see the interior of the house, then the driveway is not the problem.
If a buyer has seen photos of the house prior to going out to see the house and they proceed to have their agent schedule an appointment to show them the house - then the driveway is not the problem.
During the 200 showings, have you and your agent, if you have it listed professionally, discussed the feedback that agents request after the showings? If so, was the driveway mentioned as the problem why the buyer did not wish to make an offer? If so, did you or your agent go back to the buyer or buyer's agent and ask more questions? If you know for a fact that the ONLY reason you have not received an offer is the driveway, I would go back to the buyers and /or their agents and tell them that you would discuss reducing the price to compensate for the driveway as the problem.
Another possibility would be to see if you can get a contractor to sketch a design on how to alter the
positioning of the driveway by possibly paving a circular drive creating a more graceful appearance and possibly less dangerous. Could you possibly call me and explain to me the problem with the driveway. I have listed and sold homes in North Hills over the years and understand the area is an
attractive location, especially since North Hills Shopping area has been upscaled by Mr. Kane.
My contact is: email@example.com or (919) 782-2417 Janet Sher - Broker/Consultant with
Raleigh Cary Realty. I would like to preview your home if possible. Thank You.
1. Proper Marketing- Needs to be advertised well
2. Condition- home has to be in move-in condition
3. Price- Need to be in line with similar closed homes
With all of these being done effectively, your home should sell. If the driveway is really steep...you may have to overcome this hurfle with price.
Price dictates every offer these days.
PPL buy homes on PRICE per sq foot. Location adds a little but, but not as much as ppl dream it would these days.
The idea of Location, Location, Location has given way to Price / sq foot, Price /sq foot, and Move In ready, all new Paint and fixed up, THEN location.
ask your listing agent to so you the SOLDs in the 27609 Zip. I would bet most are around or under $100 / sq foot. Don't look at the UN SOLDS. the Un SOLDS are the market rejections.
I have sold 4 properties in the 27609 Zip since Oct 2011. All were under $100 / sq ft
so a significant price drop may be in order.
Best of Luck
The steep up driveway always made me nervous. I had to go down in first gear and ride the brakes. If I slid a bit at the bottom I could slide into traffic. Going up it my wimpy little vehicle (then) would work hard to make it up the driveway.
Honestly, if I saw a steep driveway and a lot of steps to get into a house I would not bother to look at the house. Those 2 things are to much of a turnoff for me.
If the house sold for a LOT LESS than any other houses (I mean a LOT not a little) I might consider it. But the discount would have to be just about as steep as the driveway is.
The price has been dropped many times and it is priced well under market value. We have not had one complaint or issue about price.
We've also had an architect draw different options or potential solutions for the driveway. Although we can't change the driveway, the drawings show alternative ideas like adding stairs from the road level and changing the landscaping to give even more driveway room. In addition, we've widened the driveway in one section that was fairly narrow.
We are out of ideas about a problem that we didn't think existed when we purchased the home. Unfortunately, my husband was transferred and we had to relocate out of state or we would still be living in the house that we love.
Answer: Reduce the price until the driveway "disappears" and the value pops out!
Price is always the great equalizer............even a steep driveway can become "level" at the right price!