Susan
Your story is typical.
No showings, no offers, stay in the home and take if off the market. " we are about as low as we can go" means that you are chasing the market. Either price it to sell, or get comfortable.

How many homes, like yours, have sold since yours hit the market? Homes are selling, just not yours.

What about your schools? Are you in one of the better school zones? Schools is a big factor in selling in metro Atlanta. In Gwinnett there are several undesirable school pods and if you are in one of them, you can only compensate with price and it has to be substantial in order to attract a buyer willing to "work with" the less than desirable schools. Your home sounds great - in Lawrenceville, if the marketing is in place and the price is right, even right now you should be getting at least a couple of showings a week, depending on your location, maybe more.

The market is faster than you are, Susan. The market is still going down, more so in other areas.

No offense to your agent or you, but if you are priced competitively, you are overpriced. Sorry.

You need to be the best, not competitive, to win in this market.

Actives tell you what your competition is, so you need to be the best listing on the market. First place gets a check or at least gets to move, 2nd place gets to try a new agent later on.

The time to do something is NOW! If you and your agent aren't thinking outside the box to get people to the home, and making sure the price is what it needs to be, then you might just stop the whole deal so you can at least "LIVE" in the home.

To answer your question you should get as a minimum 10 showings the first 30 days which should result in an offer or you should lower your price by up to 10%.

If you're getting showings initially it's the folks targeting the area - James is right. He's also right is telling you to look at the sold comps - not the listed ones. Appriasers will have to validate any deal and they are looking at the solds - that's what's being paid as opposed to listings which is simply reflective of what folks want/need.

If you can go lower then either pull the listing or wait it out - ultimately the market will have its way....

Hank

Susan- Sounds like the market needs some CPR.

If you are looking for a competitive edge...
You might consider offering BELOW Market Interest Rates. 3.25% 4.25%
(This does not require that you hold a mortgage.)
The cost for you, the Seller is minimal in comparison to the savings for the Buyer.

Please contact me with any questions.
BQF@321advantage.com

Susan,

These can be typical results, but we are not in a typical market.

The first four weeks a home is listed you get activity from buyers who are hot on the search for a new home. After that showings will slow down and you need to evaluate why your home was not chosen by one of these buyers. Hopefully your agent engaged the showing agents for feedback and asked the right questions.

It sounds like you have made price adjustments and checked out the competition, but who's to say the competition isn't overpriced? Data on sold properties is the only thing that counts and yes this includes foreclosures! Are you priced to compete?

I am not sure anyone call tell you how many showings a property should be getting in today's environment, Susan. It sounds like your agent has done all the right things to competitively price and market your home. I have listings in nearby parts of the county, and they show 5 or 6 times some weeks and none the next. The old axiom that patience is a virtue more than applies to sellers this summer. The good news is that existing home sales have had back-to-back increases the past two months, which is a first since 2005. Remember, it only takes a single buyer, if it's the right one. As always, Good Luck!