I concur with majority of the replies here. There are 3 major things that affect sale of a home: Price, Condition, Location. We can only control the first two. Have your agent check the SOLD comps and adjust your price if necessary. Have your agent do an open house or two and get some feedback, even if it comes from neighbors. Try postlets.com AND craigslist. With postlets, you or your agent can make a nice looking online flyer that you can easily cut and paste (the HTML code) into craigslist. Craigslist works to generate interest and inquiries. More than 80% of home buyers start their home search online. Good Luck To You!

Fri May 2 2008, 06:42

Rich,
I agree with the other Realtors on this page, price is probably the main component. However, I must say that although open houses are not the greatest way to garner attention, it is worth a shot. Even if your visitors are just neighbors and locals, chances are those people who are interested in moving into the area. In this market, trying everything is the best approach. What do you have to lose? I am also a big believer in heavy internet marketing as it is the springboard from which most buyers begins their search. Hope this was helpful. Best of luck to you!
Nicole Holmquist, Realtor, Century 21 Sierra Properties in Murphys, CA

Wed Apr 30 2008, 19:01

Most buyers start their home search on line. If they don't like what they see in the MLS photos, they are not likely to come see the house in person. In the current market, it is critical that your house look better than its competition.

Wed Apr 30 2008, 18:48

Rich,

I love being Devil's advocate because I need a few thumbs down for motivation.

Pricing COULD well be the issue, but I want to suggest another option (maybe the other 10% that Keith is talking about)....CURB APPEAL!

I recently sold 3 homes that I had difficulty getting people to look at. I sell about 10 homes a year in this neighborhood and was really sure that my pricing was right. At one of my open houses, no less than 6 people drove up, looked from their cars and then drove away. Not being afraid to make a fool of myself, I stopped the 6th guy before he drove away. I asked him, "You are already here, why not step inside and take a look?"

His response: "It just isn't that appealing from the outside." Further interrogation revealed that he felt that the house was "quite plain" from the outside and he didn't want to waste his time looking at the home.

After a couple of adjustments, I got some showings and it sold a couple of weeks later.

That said....If your home isn't getting showings AND you know it isn't Curb Appeal.....At that point, Price is definately the issue.

Something else about your post also has me curious. You say that none of the comps seem to be moving either. If you are looking at homes that HAVE NOT sold yet as comps, and are basing your price by them, then my collegues that answered before are 100% right. Comps will only be the homes that are similar to yours that have sold in the last 3 months.

Sun Apr 27 2008, 21:17

Rich
Sorry to say, but it is defnitely over-priced. The buyer that first sees the home they purchase sees it with a Realtor.- 90% of the time. No showings means that they Realtors do not think it is worth showing.


Ask your Realtor how many homes, like yours, have sold in the last 60 days? How many that have been on the market less than 30 days sold?

That is your target....

Sun Apr 27 2008, 19:19

I would guess it is a pricing issue. To not have any showings and extensive marketing coverage is a sign that the market is not accepting your property at it's current price.

Sun Apr 27 2008, 17:59

Rich,

Price is almost always the problem when a house has no prospects/action. I would recommend reavaluating price before anything else. As far as your competition goes... their agents should be recommending price reductions as well. Unfortunately in most areas this is not a selling market and homes are not selling for what they would have a year or two ago.

Another option is to "vamp" up your curb appeal. Schedule showings or attend open houses in your neighborhood to check out the competition. This will give you a better idea of where yours stands and what you can do to improve; above and beyond your competition.

As suggested below, you can ask your agent to post your listing on Craigs List (FOR FREE!) or you can take it upon your self to do so. This provides another avenue for buyers.

Other suggestions include:
1. Check out your photos. If you have too much furniture or the placement of furniture makes your home appear cluttered and/or small most people will think that it is. Also having two little or no furniture is also a downfall.
2.Look at the description provided. Make sure your agent has described your home 'to it's fullest' leaving out no features such as wood floors, open layout, remodeled bath/kitchen, entertaining floor plan... etc.
3.An open house may be just the thing to get buyers through if nothing else seems to be working. However... going back to price; most will not attend if they feel it is overpriced.

Hope this helped.

Shelley Kefauver

Sun Apr 27 2008, 17:49

Rich I would almost guarantee you are overpriced. Thats the biggest reason for a house not getting any showings. In West Caln you can get a brand new house 4 bedrooms 2/12 baths on an acre for about $260,000.00. How does yours match up to that. New 3 bedroom 2 1/2 bath for under $250,000.00. My guess is the new construction in the area is your biggest competition and unless you put a pretty attractive price on your listing to pull buyers away from buying new your not going to get showings. Make sure your doing the right comps. Don't look at active listings. Since so many in the area are new you cant really compare unless yours in under 2 years old. Look at what has actually sold that is comprable to yours. Also make sure pictures in websites are appealing and drawing buyers to want to see more. Are your colors neutral. Do you have the updates most buyers are looking for these days. Kitchen and baths should be up to date. If not then you need to price accordingly as they will be factoring in what it will cost them to do it. There are some houses selling in West Caln in a short period of time when priced right so if you are not getting Any showings; again; I would bet your overpriced. If you want more help with this let me know. Don't want to step on your agents toes but woud be happy to do a market analysis for you and make recommendations which you can pass on to your listing agent. Best of luck. Debbie

Sun Apr 27 2008, 16:21

Rich,
make sure that your agent has a house listed on local MLS. Here are some tips to get more showings:

- Revise the description of the listing. Sometimes adding "power" words or phrases can get things stirred.
- You and your agent, talk to your neighbors, owners and employees of local businesses, parents in schools, etc. Network with others and spread the word.
- Talk to your agent about running an ad on craigslist.org. This website generates a ton of leads and it's free.
- Create an individual website for your house. Market it on other websites, blogs and directories. Internet is extremely powerful.

If you have not had a single showing in 3 weeks, talk to your agent and ask him to revisit the marketing plan, if he/she had one. It's true, the market is slow, but there is no excuse for not bringing people to your house. Perhaps, you can switch agents, depending on your contract's details, but your house is a product that's for sale and your agent has to do everything he can to sell it.

Good luck.

Sun Apr 27 2008, 15:47