Because it is in Bushkill, I would ask the agent if the listing is being advertised out of the area. (at least on a couple of strong internet sites) Your buyer might be likely to come from quite a distance away.
From your message it sounds as if you really need to sell, so holding on to the property might not be an option.
Do talk with your agent. Changing agents is unlikely to make much difference unless the one you have now is just not doing anything right. Most of the agents in your area are very aware of the out of area buyers and have fairly strong marketing programs to attract them.
I do wish you well. Remember, two months is just starting to get close to the average for Days on Market (DOM) in this financial climate. You might ask your agent to show you the DOM for your area.
Eileen's Green Team at Gateway
If other properties in your area have recently sold, it means that buyers believed the price/value relationship for those properties superseded yours in the minds of the buyers.
Selling your property comers down to price and exposure. While you can take steps to increase the value of your property by cleaning, decluttering, staging, painting, and taking better and more pictures, some characteristics of your property cannot be changedâ€¦.namely location. Any shortfalls in your property can be offset with price, which is why it comes down to price and exposure. Exposure depends upon the marketing provided by your broker and agent, as well as the ease of accessibility which you provide. If you make it difficult for buyers to see your property, your exposure decreases. Your broker and agent will provide the marketing.
The right price at the maximum exposure will bring you a buyer, unless there are no buyers in your marketplace. Consult your local Realtor to review the comps in your area and determine the right price and review the marketing provided for your property.
Before you blame the Realtor do yourself a favor.
Ask them how many homes, like yours have sold in the time yours has been on the market, how many have lowered their prices, how many have started escrow.
If your home is not being shown know that the Realtors are not on vacation. They are showing other homes that they believe offer more value. What you paid for the propery, what you owe, how much you spent on improvements, do not matter to the buyer.