In today's market with so much inventory of homes, buyers are overwelmed with all their choices. Unfortunately many can't make up their minds on which home to buy. With all the choices of great homes in great neighbohoods, the buyers want their cake with frosting. Meaning they want the best home for the price, it also has to be close to perfect. Any homeowner looking to sell in this market has to be the absolutely incredibly priced home for the condition. 10% off the rest of your competition is not enough. The market has said so, no buyers offers means your home is still not priced correctly. The old saying still goes. Price heals all!

Roger:

I had trouble with your link so I found it here: http://www.realtor.com/map/search/listingdetail.aspx?zp=6018…
We live in the same community so I can attest that Orchard is certainly no Butterfield Road. Then Bighton is no Orchard and there is trouble moviing many of these homes in today's market. The higher the price the longer they sit. Surely you have seen this as you move east into Danada West. Some of those have been for sale for simliar periods of time and it's the front that faces a busy street.
The pool of eligable buyers is way down due to much more stringent lending guidelines and the remaining buyers have "the pick of the litter" when it comes to what they purchase. I think your home is a great value for our community based on size & condition however, your listing agent should be doing a comprehensive analysis of homes that sold in Wheaton (in your price range) at least every 90 days, as part of any price reduction strategy. You should be looking to see whether homes lesser than your own have regularly sold at or below your list price. Mapblast the locations and see if the only superior factor is their lot location. My guess is you will find it to be the case. Good luck to you!

Roger
I see quite a few questions like yours, so your issue is not uncommon.

I am curious what the previous two Realtors told you when they listed your home for sale.
Do you believe that homes are not selling in Wheaton? You might want to look at the attached link.
I don't work in your market, so looking at the data it appears that prices are generally trending upward, and during the last six months 203 homes have sold.

So homes are selling, just not yours.

So, the rule of thumb is no showings, lower the price. showings but no offers, lower the price. Most homes are competing against 10-20 others based on size, location, condition, etc. I would ask your Realtor to show you the top five competitors. Go into them, take notes, then make an honest, apples to apples comparison.

Homes that sell in the first 30 days of market time will sell closest to asking price, your problem now is that EVERYONE knows that your home has been on the market for two years and has not sold. This is going to have an adverse effect on the value.

Your options:
1. Don't move
2. Price it high and don't move anyway - make plans for Thanksgiving and Christmas in town.
3. Price it at market and wait some more. People are wondering "What's wrong with that house"
4. Completely re-market. Repaint the trim in front, add flowers to the yard, declutter, re-arrange the furniture, mail out 200 invitations to the neighbors for a Back To School BBQ, have it open Saturday and Sunday next weekend, BBQ hotdogs, have a drawing for an iPod,

Oh, and price it UNDER market by 5%. You will probably get multiple offers. Remember, it's not how much your paid, how much you need to net, or how much you owe that buyers care about. Buyers buy the homes with the most value first. Project value. Include the appliciances, patio furniture, throw in a home warranty, free lawn care and snow clearance for the first year.

Get Creative, sell it now, not later.

how much is it and where are you moving to ??
can I see it online?

I had a broker once put it to me this way: if you have 15 or more showings and no interest, the problem either is the house or the price. Is the house ugly? Sounds like it isn't.... Also, you said that the house had a 6' fence and lots of trees. Is that barrier still there? If not, do something to enhance the privacy of the backyard. Last but not least; patience is a virtue in a market like this. Unfortunately you are swimming in an ocean of listings and some of those foreclosures can make a reasonably priced home look overpriced.