I read an article recently about Andrew Carnegie, the steel magnate from the 1800s. While on a steel high rise, a young worker ran up to him to meet him and solicit advice to become successful. He asked him to look down below and tell him what he saw. He saw a lot of hard work being performed by men in blue shirts. Mr Carnegie said he had hit on half of the formula, hard work. The second half was to wear a red shirt.
A red shirt would have certainly stood out among a sea of blue. How does your home stand out? Go back to when you bought your home. What was it that drew you to the home above the rest. Begin there to make sure it sends a strong impression. Then go through the home making sure everything is in order.
My colleagues from around the country have agreed that it is either price or condition. Price may have started out right but needs to be reviewed every 6 weeks or so.
Another factor is location. I know the Clemmons area well and have found there are few "questionable" areas, but maybe a few less desirable lots. If this is your situation, price could be a factor as well.
Promotion plays a huge part in a successful sale. If a home is immaculate, properly priced, in a good location and still no offers, the only thing left is promotion or marketing. If there is one thing that sets agents apart, this is it. This is also the reason more homeowners are successful selling a home WITH an agent than undertaking to do their own marketing.
Hope this helps and if I can be of more service, feel free to contact me through my profile or my website.
As far as location--sure, that's important. But people also take that into consideration when deciding whether to view a property. And I've seen plenty of times when people have scheduled a viewing, drive through the neighborhood, decide it's not for them, and then drive off without even stopping. The fact that you've had 20+ showings indicates that there's a reasonable awareness of your location (whether that's good or bad) and that people are still willing to look at your home.
That leaves condition, or appearance. Remember: They looked at your home because it seemed at least generally in the right price range. Location isn't a terrible turn-off for those who viewed it. That leaves appearance. They got there, looked at your home, and decided that there was a better combination of price, location, and condition/appearance somewhere else. And very often, at that point, it's appearance.
Consider having your home staged. At least bring in a home stager and get a report from him/her. It'll cost you a bit of money (not much), and you'll get a critical, independent evaluation of how your home shows. It'll be well worth the investment.
Hope that helps.
Sorry to hear your frustation. Unfortunately, you are not alone. I love Len's post and agree with everyone....it's price, condition, or location. You only have control over condition and price. If you are generating showings but not getting offers, then one of these needs to be adjusted.
I would suggest you preview the homes in your area that you are competing with. Imagine yourself as the buyer looking for a home that is similar to yours. If you have an agent working for you, ask them to pick the best 3 or 4 homes in your area that they would show to a buyer that would be looking at your home. It will only take a few hours and can be such an eye opener.
Obviously with 20 showings, buyers are looking for a home like yours and that's half the battle. So your off to a good start! You will know what to do after looking at your competition through a buyers eyes.
I suggest that you act quickly so that you have the advantage of the fall market - soon the holidays will be here and the market will slow down during the Nov, Dec. timeframe.
Good luck to you,
The Marta Mohan Team
Keller Williams Realty,SW
Licensed in Maryland, Virginia and D.C. - 28 Years
Also, if your home is a short sale, and there are regular and bank owned homes around you, those will go first before your home.
Try those, your agent should be able to be help you further.