Would you like to stay or would you like to go? The price you list it at might not be the right price, take into account what it's going to cost you to stay for at least 6 months and lower your price.

Megan,
Do you know an experienced Realtor that could give you their take on the situation? We 'trulia voices' can give you general opinions, but someone from your immediate market area, who has been in the business of selling homes long enough to have seen more than the last boom cycle, will be able to give you sound info for your particular situation.
Maybe a busy road close by is not a detriment to some people.
I have been selling real estate for over 2 decades, and I have ceased to be amazed that what one person hates another buyer will love. For instance, I marketed a property that was a similar situation to yours--busy state highway past their front yard. We marketed it on convenience and sold it to a person who wanted a house that would be sure to be plowed out immediately in case of a bad snowstorm.
Ask some friends and coworkers for recommendations. IS the agent who helped you to buy the property still in business?? You already have a relationship there. CALL THEM
Blessings as you sort it out.

Megan, It sounds like you have a GREAT head on your shoulders. You are absolutely right when it comes to the fact that what one THINKS their home is worth and what the market will pay for the house are two very different things. It also isn't that the Realtors want to reduce the price to make a quick sale - we have a legal and fiduciary responsibility to you as your agent to get you home sold in a manor that will meet your needs. In this market, it is usually telling our clients news they don't want to hear, which is not fun for us. In fact, if it were as simple as just promoting a home to sell it at a higher price, don't you think it would benefit us more because we would make more money?
Unfortunately, a few bad apples have made a bad name for honest, hard working real estate agents, and it is a shame.

Also... When we first moved here it wasn't that busy of a road but the past 10 years or so have really seen alot of changes in traffic because of the shopping near by. So it's hard for me to put myself in a buyers shoes to know if the traffic would out weigh the. convenience of being close to everything which i think it a major plus.

The problem is David that what i think it's worth and what buyers are willing to pay are two differnt prices these days. My main concern is the busy road off our cul de sac. I think we will have to price it lower then the comps in our area because of that and I'm just not sure how low we'll have to go. I guess what i really want to know is what is the percentage we'll have to take off the price to make up for the busy street to get buyers in the door. Our house is in greeat shape but it will be a challlenge to sell i fear.

So all the real estate agents have decided that a quick easy sale (at a reduced price that hurts the owner) is the best option? It sounds like the best scenario for the agents, who want a quick buck because houses are not selling quickly and commissions are far apart.

My advice:
1) Sell it for what you think it should be sold at, not at the price the agents will make a quick sale.
2) Promote promote promote, thats how it will be sold, list it on different websites, add a few touches, offer some incentives but sell it at your price
3) When you bought the property, were the realtors telling you why its worth what you paid for? Then do not listen to them when they tell you now that its not worth what they told you it was worth before.

6% to sell at a lower price, is that what they are paid for? put it for sale by owner and save that money!!!

Location, Condition and Price, Condition, Location and Price! The price has s a direct relationship with location and condition. The first 2 factors affect how much a buyer is willing to pay for a property. --that is the market price! Asking Price determines if or how soon it will sell.

Think about it!-- at $1,000 would you have a buyer for your home? Of course! At $10,000?---
What about at $50,000? ... $100,000? ... $150,000.......?
In my particular market 150-180days (5-6 months) is AVERAGE days on market (DOM) for SOLD properties. About 1/2 of those properties were priced aggressively (below other similar properties that were out there)and sold in the 1st 30-60 days. Most of the remainder sold at 4-5 months after several price reductions. Then there are the properties that are still for sale or have been removed from the list.

It really is your choice-- do you want to sell quickly, so that you can move ahead with your plans? Or are you willing to still be there 6 or more months from now if no one is willing to pay what you are asking?
Aggressively priced homes do sell and sell quickly.
Secure an experienced agent to do a marketing plan for you and go for it.

Price it right and it should sell. I emphasize should. The only way to find out is to find an agent to market the property well and list it. You never know. The very best of luck to you,
Michael

Michael D Delp
Mortgage Pro
4802 Old Bethlehem Pike,
Telford Pa. 18969
Ph- 215-453-1025
Fax- 215-453-1012
Cell- 610-762-0318
michaelddelp@aol.com
michaelddelp@verizon.net http://www.mortgagepro.instantlender.com

Megan,
I also would agree with Jose, that if the price is accurate, then it will sell quickly. The other extremely important factor is the condition and how it shows. This means - is the exterior upkept well?; is the interior cleaned and staged to impress?; are the appliances, kitchen and bathrooms updated? When buyers look at your home, they are comparing it to the other homes that they have seen, and if the price is competitive or even priced just below market, and it shows better than the other homes, they will choose that one over the other competition.

It is also highly prudent to talk to and hire a Realtor that has experience selling homes in this market, and getting the job done, as well as knows your neighborhood hands down. Our team has sold over 30 homes this year so far, which is making for a good year for us, especially when you consider that the average realtor in this area only sells 6 - 8 homes per year in a good market. Plus our List to sale price ratio is 98% compared to the average in Chester County which is currently 93% and our average days on market is currently 38 days, compared to the average of 81 days.

If you would like to talk to us about what your home would sell for in this market, please contact us. 610-363-4383, we would love to help you!

Hi Megan,
If you price the house right you have 100% chances of selling the house quickly, in this market everything is about the right price.