In a static or declining market, agressive pricing is most important.
Many sellers price according to sales in the last year or more, price according to neighbors pricing
(plus cost of their special amenities), and/or add a little on top "for negotiating"
Buyers are out there and they are and have been buying. Buyers have a large inventory of available property in any given parameter field, and they are shopping for the best deal (in their mind)
On new financing, lenders are requiring their appraisers to use comparable properties no older than 3 months.
In order to agressively priced and to sell your home the fastest and still net fair market value:
Analyze the properties that are most comarabel to yours that have sold only in the past 3 months.
Price your property at value rather than value + (room for negotiating)
Have your home in uncluttered clean showing condition
Have your home reasonably available to accommodate a buyer's schedule needs.
Probably the most difficult of these is for the seller to price at value.
Put on your buyer's cap for a moment.
As you, the buyer are looking at all the homes in your parameters, you are also on a learning mission, what you can get for what price.
As you as buyer see dozens of homes all priced value +, you find a home priced at value.
That is most often the property the buyer makes their 1st offer!
Of course the buyer will always come in with an offer.
But if you have priced at value, while the competitive properties have all been priced at value +, the buyer will more easily be able to "justify" (in his mind) be open to, and accept, your counter back in line with value.
NEVER lose a showing by not being ready.
Price at the low end of the comparable houses that sold in the last 60-90 days. Forget any sales farther back than that.
It takes a combination of properly staging your home, marketing and pricing your home. Without all three in our market it is going to be tough to sell. With that being said, the market seems to be picking up and there are still plenty of homes selling.
Despite what the media is saying, homes ARE selling...they are taking a little longer to sell but they are selling.
In any market, you need to price your house right, declutter your home if needed, make sure the curb appeal is there. Go visit your competition and see if there is something you can do to make sure your home is more appealing than anything else on the market. Sometimes just a fresh coat of paint helps.
Make sure there are no unfinished projects or deferred maintenance.
All the best to you!
You have some very good advice below. My only additional comment is to put it on the market now. You have less competition, serious buyers are looking, and interest rates are favorable for buyers.
Particularly in a slow market, imagine competing with 40 homes instead of 20. When spring market starts, you will have many more homes with which yours will have to compete.
With the suggested sales price as supported by comps of solds in hand, look at the under contracts and the active properties. What went under contrct recently? Why? Look at the active offerings. How do you stack up against the competition? If a buyer can have a similar property to yours for less$$, that is what the buyer will buy. You have to outshine your competition, and your asking price must be supported by data.
Once your property is priced right, it needs to be aggressively marketed. Are you currently listed? Review the marketing plan presented by your Realtor. Is there a strong online presence? Discuss this w/ your Realtors and see what modifications might be made to increase your exposure.