Layout and room sizes is one of the hardest obstacles to overcome. Really, there is not much you can do to change it other than what you have done -- be sure that it is staged properly to maximize the appearance of spaciousness.
The other obstacle you have is its backing-up to older homes. Location is another obstacle that is hard to overcome, so you must be sure that it is priced accordingly.
You say you are priced below what you paid for it, which is the unfortunate fact of today's market. Prices have declined and your home is probably worth less today than 2 years ago. It's good to hear you have accepted that and priced accordingly.
But you also say it is priced less than the 'competition'. I assume you mean homes that have SOLD and not currently listed homes? Because remember, list price means nothing. Be sure you are priced inline with homes that have SOLD in the last 3 months only. Anything beyond that would not give you a totally accurate picture of today's market.
Finally, talk to your Realtor and find out what the average market time is for the homes in your area. Specifically the homes like yours that are newer but mixed in with older homes. It may just be that your home will take longer to sell based on its location.
Make a form to ask for peoples opinions about the house...it really is not showing that well as they are telling you because you have no offers yet.
The bottom line is the price....so get the solds, and compare apples to apples....room by room
It might shed some light on your situation.
It sounds like you have done everything you can as far as staging. If you are getting showings that tells me the marketing is working. That only leaves one item, price. It is tough to compete with new homes with a two year old home, especially now with builders discounting their inventory. Do you really need to sell? If so you're going to have to lower your price.
Good luck, Michael
I'm going to repeat my answer from another question. It may help you as well. Her situation is a little different but the analogy may apply.
You may have answered your own question.
*** "We've got an excellent deal on a new house (one of the builders who's trying to get rid of inventory)" ***
Are your buyers able to find similar deals?
I remember how upset I was when I went to sell a two year old car that I paid lets say $25k for. I looked up the resale value and it said $18k. Then the new model year came out and the car company was hurting. So they introduced the new model for only $20k. Why would someone buy a two year old car when they could get a brand new one for only $2k more?
Have your agent show you what is selling. If nothing is selling than there is nothing you can do.