If, in fact, you have suffered two lousy offers that fell through, then perhaps, as we enter into the Spring market you will have better luck...
It sounds to me as though you have a pricing problem.
"We cannot go any lower". I am very sorry to say that the price you paid, the amount of your mortgage, the improvements you may have made....none of that matters to a buyer, an appraiser, or the lender.
Given the recent changes in mortgage standards homes need to appraise...and appriasers are under the microscope. So do not blame anyone for the fact your home is not selling but you.
A properly marketed and price home will sell. Forigve me, but you need to hear the truth. I do not know all of your story, but hear this: Homes that are priced right and marketed right will sell closest to list price in the first 30 days. Your Realtor's job is to make sure that offers are made by qualified buyers, however with all the recent shifts in the mortgage industry even experienced Realtors are surprised at what lenders will approve. If time is of the essence, then sit down with your Realtor and map out a plan., If you market is trending downward, and your profile says you are buying and selling, you should be able to make up your loss on the buying end...unless of course you bought your new home and are now a "have to " seller.
Feel free to post more.
I somewhat agree with Cheryl. The comps I pulled had an average sold price of about $90K. You purchased this home for just shy of $52K in 2002. Typically, homes double (100% increase) in value every 10 years or so.
If you were to sell your home at $91K, this would give you a 75% increase in home value in a 6 year period. Which is excellent, even in a good market.
I do not know what your home looks like, except for the few pictures of the interior. There are no shots of the bathroom or kitchen so I can't tell if they need updating. And I do not wish to interfere with the contract you and your agent has.
That being said, get with your agent and get the price reduced further (below $95K). Get some other incentives on the listing. Buyer's agent bonus and/or Seller's assist. Even in today's markeet, you need to be competative. There are currently 16 other properties in the Olney section listed for sale. Your property is second most expensive.
Look at your property as a buyer. Would you first look at the most expensive properties ... or would you start at the cheaper ones?
Remember, real estate agents do not decide on the selling price of your property, only the market (buyers) do that.
Hope that helps and good luck.
Terrence Charest, e-Pro
Century 21 Associates
905 Easton Road
Willow Grove, PA 19090