Cynthia,
The only sign on a property that is worth looking at in your neighborhood is a sold sign.

So don't look to active listings as comps. They are competition not comps. Look to sold homes and then take the necessary steps to sell lower as the market is changing in a downward motion for Chino Valley, Prescott Valley and Prescott. Also based on pricing you might be a manufactured home.

The values are all over the board for manufactured homes in your area. Some are FHA, VA lender approved and will fetch a higher price. Others will be a 2x4 constructed or 2x6 constructed home. Drywall or panel any number of factors, the value in your property is what someone will pay for it…You’re not selling too cheap, you are selling.
If you can or need to sell you home, sell!
If not don’t.
But holding on to a hope of a buyer in the wing is hopeful, don’t give up the one you have. Negotiate until you can’t and then negotiate some more.

Don't get too greedy or else you may end up with an unsold home. The market is not the greatest and someone is going to pay what they feel the home is worth. Take the next qualified and reasonable offer. Good luck.

Yeah, I don't know how that actually works. I *only* looked at my current house to see if a less expensive house on this street (needing work) was fairly priced. [It wasn't]. If those buyers don't need to come up with closing costs, then the differential in their 30 year mortgage between 136K and 149K is quite small - maybe $100/month?

I actually looked at the local market and I mean in the radius of a mile and I have the least expensive listing by thousands,what I cant understand is why their realtor braught them to look at a house they could not afford...

Again, this is a lay person response, but at minimum you should wait for this other person who is coming to see the house. I think any offer within a few weeks of listing is great and is a good sign. Me, I'd probably hold out for at least mid 140s or low 150s, but ... it's all about your local market ...

They still havent come back with a reply all their realtor says is they cant afford that.

What was the response to the counter offer? I'm just a lay person, but I would think that if they offered $136K, they might expect to end up in the middle. Your offer to cover closing costs sort of accomplishes this. Knowing nothing about your house, I'd look at something in the middle, but not take the 136K as I'm guessing they were looking for a negotiation and that seems a little low, esp. compared to the $159 original (and considering it's only been 3 weeks).

Cynthia,
Look at your budget, but the first offer is usually the best in this market. The one in the hand theory is very true. Look to your agent for answers.
Good luck,
Brad

Cynthia
Your Realtor should have provided you with a list of comparable sales and active listings during your consultation.
The rule of thumb is that homes that sell in the first 30 days sell closest to asking price, so in most cases, because you are apparently getting showings, you are in the right ball park price-wise. It normally takes 10-12 showings to produce an offer, so it sounds to me as though you are close to the right price.

You should know that how much you paid, how much you owe, or how much you need to net are not important to buyers. It sounds to me as though the market is speaking to you pretty clearly. You are approaching the end of the summer selling season. A good Realtor can help you analyze the offers and terms, in relationship to the other homes currently on the market.