I actually saw your listing on MLS. The grounds and perennials are beautiful, and the interior photos are very nice, but it appears that your property is significantly overpriced. Mind you, I am basing this solely on MLS stats and I have not personally seen your home, but your asking price is the highest per square foot for living area of all homes currently listed in Rockport between $500K and $675K.
My humble opinion: if you want to sell your home by August, list it for what you paid for it in 2006 (at the height of the market) at $499K. Unless you have done significant work to the property since you purchased it, it hasn't gone up in value. Good luck.
Have you checked other listings (both sold and active) around yours? How different are between the original listing price / final listing price / sold price and the DOM on each listing? Did you check the traffic on your MLS record?
You want to be the best priced home in that price band. You have a nice home with a lot of history and charm. I have not been to one of your four hour open houses to see all the improvements you made over the past few years. A first floor bedroom is a wonderful feature. A first floor bathroom and fireplace are also features that buyers love.
However,You bought at the wrong time to resell so quickly. Your driveway is not so great. Very scary to pull out of. Not a good resale feature. The expansion construction behind you is really going to hurt. I am sure that it has cut into some of your waterviews from upstairs.
Try having a twilight open house when we don't have all the busy tourist traffic on the weekend. Granite St. is extremely busy especially on weekends in spring and summer. For this price ,You need to find a wealthy summer person with one car who wants to be in walking distance to beach and town . Someone from the city that doesn't mind traffic noise from being right on the main road.
In our Santa Clara County (Silicon Valley) area, the listing must be reduced by 5% to be considered "new" enough for agents to re-tour.
Also in Rockport the average list price to sell price is 95% which tells us, in general you need to be with-in 5% of the sell price to secure offers. Market time across the board for the past year is 148 days. Hard to give you a firm answer without knowing all the details. I also feel an appraisal in 2009 really does not give us a good idea of what the market is doing today.
So I'm hoping to sell and be in escrow pretty quick...have to be at new location by the end of August.
The largest land owner in the U.S. is ... the federal government (who else?). They have found that when they put a property on the market and it doesn't sell, they will lower their price about 3% in 30 - 34 days after the initial listing, and do so again every 30 - 34 days until sold. Usually a property will sell within 3 or 4 months by using this method (but not always).
That means with a listing currently at $599,999, you should reduce it by 3% - or down to $581,999. If it were me, I'd consider dropping it to a flat $580,000.