Price your initial listing 20% below market value, and in the headlines, say REO. You'll get 30-50 ppl a day AND your home will get bid up to near or even above market value.
Offered below market price would be a good phrase.
The tv would be something that either
a the buyer already has
b the buyer does not want
c the buyer figures costs more so the house could have been bought cheaper
make an offer OR all offers considered might work. It could also make you look desperate and encourage low offers.
Be just below market. $1-2k under could be enough to get your house looked at first.
One thing would cost money but could help. Get a house inspection done by a tough inspector. Probably $3-500 gone. Have the inspector agree that they will also cover a buyer within x amount of time in the contract. Nothing is worse than wanting to buy a house, paying for an inspection and then finding out the house needs tons of work and walking away is best.
I do not say it would encourage every buyer. Fresh house inspection available upon request would surely appeal to me. It is one less problem to deal with. Is it worth it to you? I am not sure. It was an idea.
You need to differentiate your self from the competition out there... What sets yoru home apart form the rest fo them? Is there features of yoru home that are unique.....Try to peak interest and take excellent photos.
I am assuming that you are selling on your own. I tell my clients that there is a 3 pronged approach that will guarantee a sale in this market. 1) You must be aggressively and realistically priced. That does not mean what other homes are listed for, but what other homes have sold for. 2) You must look good compared to the competition. You home should be clean and staged for a sale. There is a difference in how you live in a home and how you present your home for sale. A professional stager can assist or an experienced Realtor can help guide you as well. 3) You must be marketed aggressively.
In answer to your questions about "motivated seller and make an offer" there are 2 schools of thought. I am of the school that your price will indicate whether you are motivated or not. Of course a reminder about the impending deadline of the buyer credit puts it in front of people again. As far as offering an incentive, if someone doesn't like your home or location, a flat panel will not sway them one way or the other.
As far as no buyers.......in Mundelein for the last three months 26 homes have closed and 68 are under contract and waiting to close.
I live in Mundelein and would be happy to chat with you and see if I can help.
In this market, buyers a focused on getting a great deal. And if your home is presented as well as it can be, then price is main variable you can control.
What is your agent's opinion of your price? You have indicated that your opinion is that you are at market value. My experience is that a seller's opinion of fair market value is somewhat higher than what buyers think the fair market values.
Do you have an aggressive agent working for you and giving you regular feedback and presentation recommendations?
Are you working with a professional realtor or selling and buying by yourself?
I could help you make a strong marketing plan for your property. Please email or call me.
Express Real Estate Group, Inc.
cell 847 630 6843