Your home sounds very nice. I was showing in Dacula just the past weekend, an out of state buyer. This buyer decided it was "too far out" but like so many others, she went there to see a great home that was priced well.
If you are priced right, in great condition (which you appear to be), have super curb appeal, you should see some buyer traffic.
It's all about price right now - and I'm not talking about giveaway, just competitive. Good luck.

Jen -

Using the FMLS and a program that we use for appraisals called SMART, it looks like the median sale price of your development is off 8.13% since 03/07 - but that's with data limited to the community.

Dacula HS district between 225K-700K shows a 9/06-9/08 median price drop of 8.27%. The first quarter has ticked up and it may be that the 09/08 point is the low spot, the first quarter so far is showing about a 4% increase.

Avg days on market for closed sales is 135 in the district, but that does not reflect expired and relisted homes. I'm finding that many buyers are looking at foreclosures and short sales but actually chase "real" homes. The distressed market is very frustrating and I see the educated buyers realize this quickly and stop wasting time. They are however, going to attract attention and extend your listing period.

Price it right, present it well and ensure your agent exposes it well - and can negotiate effectively. Of course we'd love to speak with you - see more of what we do at: http://www.hrmiller.com/selling-your-home.asp

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276

Jennifer,

If you're selling in Dacula (do you know Tim Brown - he's your neigbor!) - you'll have to compete with the foreclosures for sure. People are willing to pay a small premium for a home that does not need work, but not as much of one as you might think.

It's a tough market for a seller.

Jennifer,

Bill & Auburne are right!

Foreclosures are the hot buy right now. 4 of my last 5 deals have been on foreclosure, HUD, or bank owned properties.

Sellers must keep in mind that they may not get their anticipated sales price, but if you are buying another home then you will be able to take advantage of the market and make up ground when you purchase your next property. Many sellers have their home on the market for just that reason! Everyone wants to take advantage to upgrade!

James Dudley
ERA Sunrise Realty
678-781-7418

That depends directly on your pricing. Right now, most of what we are seeing is foreclosures. Rates are good, but people believe they can get a great deal on a foreclosure, which is mostly true. This is generally because the bank can cut the price, where the everyday homeowner cannot. What you may not make in a sale you will most assuredly pick up in a purchase. Traffic is starting to tick up (finally!!!) and with both foreclosures and resales on the market I am seeing some movement in both. Please dont hesitate to contact me with any other questions!