There are three factors that will determine the salability of your home.
All three factors must be appropriately balanced in order for a home to sell. They are based on an inverse relationship, so if ones moves in a positive or negative direction, one or both of the remaining factors will need to adjust in the opposite direction.
I would look hard at your price. Downtown WBL is a very desireable area but you have been at the same price for 8 months. It also seems like you did a bit of work on the house, you may have also overcalculated the value of that work.
Please let me know if you would like me to take a look at your home and give a more detailed opinion. I work with the White Bear Lake office of Coldwell Banker Burnet.
You don't say how many bedrooms you have, or what their sizes are. Short of actually enlarging them, bring in a home stager. There are any number of techniques and strategies you can use to make a room look larger. For instance, if the room is furnished with large, oversized furniture, get rid of that. Put in smaller items of furniture. There are even lines of slightly reduced-size furniture for situations such as yours.
There are other things, too. If you have enough bedrooms for sleeping, stage one as an office. An 8x10 room would be pretty small for a bedroom, but can look perfectly fine as a home office, or even an exercise room.
If the rooms are empty, get some furniture (small furniture) in them. Empty rooms look much smaller than rooms that are properly furnished.
If the rooms have windows with any sort of view, play up the view. Use minimal, attractive window coverings. But let the light in; make the rooms open and airy. And with any sort of view, play up the view so much that when someone walks into one of the bedrooms, the first thing they notice is the great outdoors.
Those suggestions just scratch the surface. A good stager will have many other things to do to improve the saleability of your house.
Hope that helps.
Be sure that you have the right agent and they are giving you good feedback.
Identify the issues, and do what you can about it, if possible, small bedrooms is a tough one, but talk up the good things about the property, and most important, Price it right.... or we will hear from you again in another 8 months... best of luck to you and I hope to see this house SOLD!
Since you have had lots of people in the house but have come up a bridesmaid on two occassions, we can probably rule out promotion as the problem. Any sales problem can be solved with a lower price. However, you may be able to make some changes to the problematic bedrooms to either eliminate or reduce the need for a price reduction. Is there more furniture in the rooms than is comfortable, making them look too small? Are the bed sizes appropriate for the rooms. Dark or bold wall colors make a room look smaller and light colors make it look larger. Busy wallpaper makes it look small as well. Are the blinds and draperies open for showings letting in natural light? Do light fixtures illuminate the room sufficiently? Ideally you want one continious floor covering through the main areas of a home. Scatter rugs, dark colored carpets and too many style breaks in floor coverings make rooms appear smaller as well. Too many thngs on walls will also shrink the size of a room. Collections, knick nacks and personal photos should be packed away as well. You may benefit from the services of a professional stager looking at these rooms to make specific suggestions for your home, or from an agent who does staging. If none of these suggestions apply to your rooms, the only option left is a price reduction. :-(
How many homes, like yours, have sold in the last 8 months? For what prices?
The reason they picked other homes is because they offer more value to buyers. Ask your Realtor how you can add more value to your home (one way is lowering the price)
In most markets it takes 10-12 showings to get one offer. If you are getting showings and no offers, you price is too high?
You are in good company in WBL with having small bedrooms. Many homes in that area of the Twin Cities do have smaller rooms.
Have you decluttered the bedrooms to make them appear larger? Maybe consider consulting with a stager to rearrange the furnishings to make the rooms appear larger during the showings. If you do decide to hire a stager, don't forget to have your agent come over and put new photos online so that everyone can see!
Don has some very good ideas as far as staging goes.
Not knowing the specifics about your home, it's hard to say exactly why it isn't selling. However, a home will typically sell at the right price. A really good article about what your house is NOT worth can be found here:
Having practically the exact same qualifications as the guy who wrote the article, I completely agree. Your house is only worth what an educated buyer is willing to pay for it. Look at recent sold listings (pending and active don't carry any weight) and see what homes just like yours are selling for.
Good luck - I hope this helps you out.