Kitchen: Get rid of that "mini island" in the center. Makes the kitchen look almost too small to move around in. Also, that item is filled with junk. Get rid of all the clutter on your countertops. There's very little counter space, and you're filling most of it up. It's also suggesting to people looking at the photos that they'll fill it up the same way. And while your stainless steel appliances are fine, your kitchen cabinets look like they're from the 1980s or before. At least put some new hardware on them.
Family Room: Get rid of the basket on the right side. Get rid of half the books in the bookcase. Get rid of the circular carpet and the wicker chair.
Den: Straighten up the books. And take a photo without the dog. As another comment suggested, if you see the dog, you'll think the house smells...even if it doesn't.
Dining Room: Looks small. If that's a wood table, get rid of that table cloth; it looks like a sheet. Then put a tasteful basket of fruit in the center. I'm sure someone will have some astute comments about the curtains and the light fixture, too.
Bedroom: Make the bed. It looks like someone was sleeping there 30 seconds before the picture was taken. And turn off the ceiling fan. Straighten up the stuff in the nightstand, and hide the wicker basket next to it.
Second Bedroom: I don't even understand half of what's going on in there. What's the thing at the foot of the bed? Can you get rid of it? Looks like you've got nice hardwood floors. If so, hide that rug on the left-hand side of the photo. And hide that lamp and that easel, or whatever those things are.
Home Office(?): Get rid of the clutter. Stuff is showing out from the drawers. Remove the calendar on the left-hand side of the door and the little fuzzy thing on the right-hand side.
Deck: Nice deck. And nice picture except for your dog. Again, some people will worry about the odors or damage caused by dogs.
Those were just a few things that I noticed.
Hope that helps.
1 - You have your home listed for $10,000 higher than anything else has sold for in your neighborhood. You need to reduce the price to be competitive in the neighborhood. Even if you found someone to pay your asking price, you probably would not get an appraisal to reflect this price.
2 - Your listing states, "CALL AGENT PRIOR TO SHOWING THERE ARE TWO DOGS LOOSE IN THE HOUSE." This says to me "DON'T SHOW THIS HOUSE, YOU MAY GET EATEN BY CUJO AND THE HOUSE SMELLS." Now I'm sure your dogs are friendly and the house is fine, but there are too many homes on the market to hassle with making appointments and dealing with a home with multiple dogs.
My suggestion would be to re-examine the asking price of your house, and make arrangements with your pets so that your home can be shown without hassle to the agent or their buyers.
Best of luck.
Some additional info: The only house that has sold in the neighborhood was a foreclosure, and it sold for significantly less than it appraised for.
Our appraisal was $183k, but we didn't feel this market would bear that price.
We haven't gotten much feedback from other agents, only that one person wanted a garden tub in the master and one person decided a ranch would be better for them (ours is a split level).
Eric- if you could give me more specifics regarding 'crowded' and 'dated', I would appreciate it. The only thing that has not been updated is the tile in the master bath, and that isn't in the pics! We've filled up a 10x20 storage space with our 'extra' furniture, personal photos, and knick knacks :(
The dogs- we originally listed without the disclaimer, and crated the dogs in the basement, but with no showings happening, I really didn't want to continue to lock the dogs up for 10-12 hours a day.... and no, it doesn't smell like dogs, I've had some sensitive nosed friends check it out! I've had a hard time deciding about the dogs- boarding them daily is nearly $200 per week. With no one looking that seems like an obscene waste of money...this way, if they can call the night before, I can drop the dogs off on the days the house is being shown. I didn't realize that would make such a huge impression on potential buyers.
Any advice I would give you might be considered a solicitation of your business. The only advice I can give you is to listen to your agent's advice. You hired that person, so you must have some confidence in her abilities. After "8-9 showings", you should have some idea of what is being said about your property. If you've received feedback, and chosen to ignore it, you are missing the point. It is not as important what you and your agent think. The sole measure of success is what the buying public thinks. Listen to what they are saying...and react accordingly.
Best of luck with your sale!