1. Drop the price to adjust to the market.
2. Keep the price you want and wait for the market to catch up to it.
3. Take it off the market until it catches up to the price you ultimately desire.
I definitely recommend getting a realtor again as the statistics prove that you have a much better chance of selling if you have one. Good luck!!
Another thing to do is check out the number of listings in your area that are priced in the same price range. You might see the amount of competition you have. Then look at a price range above and below your price range - there maybe an opportunity to lower your price and fall within a price range with less competition and thereby move the house faster.
One thing to note about your listing with the REALTOR - you had it listed during a period when the sub-prime mortgage market fall apart (August 15th) and then during the worst of the credit crunch. It may not have been all the REALTOR's fault.
You should be sure your offer of compensation is the same as if it was co-brokered by a REALTOR. If REALTORS are offering a co-broke of 3%, your 2% would be discouraging REALTOR participation.
You have been trying to sell your home for more than 1 year now. The video is very poor quality.
You should list your home with a full service Realtor and drop your price.
That's my opinion.
Sorry to say, but I think that although you have some great advice, there is one major area not covered.
The goal of marketing is to achieve showings. In most markets 10-12 showings should produce an offer. If you do not have showngs, reduce the price. If you have showings and no offers, reduce the price.
However, your problem is only partly price. When you purchased your home did you hire a Realtor to act as your buyer's agent? Why? Because you wanted a neighborhood expert, this saves you time, and a good negotiator, this saves you money, and we work for free.
Most buyers, about 90%, use a Realtor. So sellers selling without professional representation sell to someone they know 5% of the time, someone they don't know 5% of the time, and list with a Realtor 86% of the time. No wonder that homes sold be Realtors average 15% higher average sale price.
You problem is exposure. No one knows about your home. It's probably over-priced, and as much effort as you have invested in the website and youtube video, Reealtors are not watching either. Most have buyeres with whom they are working, they are looking for the best values, and on all counts they will probably not find your home.
What to do? If you need to sell, then interview three Realtors, ask them for an Estimate of Seller's Net Proceeds, then run the numbers. If you end up selling on your own, great. If you need to shift plans, you'll have some Realtors to call.
You have about four more weeks. IMHO you don't have time to test the waters anymore. Take action, now. If you need a top Realtor to sell your home now, feel free to call me 1-888-284-2056 or email me through my Trulia profile.
I do not agree with him regarding open houses- keep them going.
Consider paying the Buyers agents 2.5% commission and state in all your ads "Brokers protected."