If your listing agent never personallys shows your property, she has not failed. If she has positioned your property to gain the attention of buyer brokers who have clients who are in the market for a property like yours, she is doing her job.
I do recommend that people not choose to list w/ their friends, simply because it is their friend. If the friend is a competent and skilled professional, it could be your best bet.
Discuss with your Realtor what is being done to market your property and have a candid discussion about pricing to determine if you are competitive.
I think the simple truth of the matter is that this is a tough market to sell in regardless if you are working with an agent or not. When you list with a Realtor there is a LOT of work that happens behind the scenes that most people aren't aware of...that's why you pay them a commission. Our team...even in this market...is still getting homes under contract on an average of 35 days from the listing agreement....that's why we say we have, THE POWER TO MOVE YOU!
If the buyers are out there in your area, then if you price 5 - 10% below market, you ought to get alot more traffic.
In this market buyers are comparison shopping. They compare the features and benefits of your home to other homes in the same price range. Buyers are looking for more features and benefits for less money. How does your home stack up against the competition?
The next factor is how many buyers are there looking for homes in your price range? Typically, within the first couple of weeks on the market is when you would expect to get the greatest number of showings. During the first couple of weeks is when all of the buyers currently in the market will come through your property. After that the activity slows as your home is visited by buyers just entering the market.
Hope this helps!
Gregory S. Parker, Realtor
Coldwell Banker Realty Professionals
2924 Swede Road
East Norriton, PA 19401
Office 610-277-5000 Ext. 249
* Lack of area knowledge--this is critical as "neighborhood" knowledge can make or break a marketing campaign not to mention placing the wrong price on a house
* Market Trends--local agents know the marketplace and what issues are effecting pricing and sales. Is this a big "short-sale" area with many defualts? New home community with competition from other new home builders?
* Feedback to you from the showings and other Realtor/Agents via "broker's open" house? If you have a well known and "connected" local Realtor s/he is going to provide you with the vital feedback of the other agents to make sure your proeprty meets their buyer's criteria
* If you chose this agent for a reduced fee s/he is NOT doing you a favor!! In my opinion s/he has violated the fidiciary to you the Seller. Remember, all real estate is LOCAL!!
I'll just end this with the reminder of the "Black September" credit crunch which has slammed the door shut for sales in many, many markets. We are down 41% over last year at this time in Sonoma County, wine country, Northern California. ! So you can almost throw September out the window as far as valid statistical data. However, the "credit-crunch" real OR percieved, could and most likely will, linger into October and then into the historically down market time of the Holidays. Those making sales in the upcoming months are going to be very motivated with either spectacular pricing or a combination of pricing, terms, condition and LOCATION!! This market is NOT for the faint of heart! The heat's up here in the Kitchen!