I would never " badmouth" another realtor, but it truly does not sound like you are getting much help from your realtor. Maybe it is time for you to sit with him and have a heart to heart talk. If you are still not satisfied, give me a call and I will show you how much you could be getting from the right realtor.
My contact information is 410-925-1299. So text or call me!
Ruth Maier, Realtor
Oh by the way, explore other brokers. One who will address your concerns and offer you sound advice. Don't be afraid to entertain talk about price reduction My family had the same problem with a family member's home that had been on the market for almost a year. Within two weeks with our new broker, we had many hits. ! The home sold within 21 days. I must admit, reduced (reasonably) pricing was the answer and changing to an agent who saw the situation and frankly discussed options, while employing his great advertising tools . God bless!
I just took a look at your listing. From what I can tell by searching newer homes in your area, your home seems to be priced reasonably. As the others have said, the other areas are not comparable areas to yours. I noticed that your agent is not based out of the area, so maybe this is part of the problem. As for the open house, he should be advertising them on open house websites as well as in the Sunday Sunpapers. I am not sure if this helps. Best of luck to you!
As an agent in the immediate area, obviously Lutherville and Owings Mills are not even close to being comparables for your home. First, they are located in the county and not the city.
I am familiar with your house and would say that perhaps it is not priced correctly. Since your home is new construction, it may be harder to get a good comparable in that area but you do have a lot of things going for you as for the location since you are right near the village, whole foods, etc.
You do have to decide whether your agent is working up to your expectations but you also have a signed agreement with him to list your home.
Did he have a brokers open with other agents in the area? As Keith had mentioned, it is this network that also needs to be tapped. As an agent we sometimes can rely on other agents sending us thier new listings, price reductions, etc to send to our own clients. This way also, if we see something come through we can automically forward it to our own clients.
I don't know if this helps you at all but hopefully you will be able to sell it if it is at the right price.
And that in this market is the main key!
The truth is that the buyer that sees the home they purchase sees it with a Realtor 90% of the time. So the real target is other Realtors. If you are not receiving showings by Realtors it means that they are showing other homes that they perceive to offer more value.
You can verify this by asking your Realtor to to print out all of the homes, similar to yours, that have sold in the time yours has been on the market.
The other key rule of thumb is that homes that sell during the first 30 days of market time sell closest to asking price. The longer a home sits on the market the greater the gap. For example, in my market, homes that sell in 30 days are selling for 98.6% of asking. At 120 days they sell for 93.5% of asking, that's after a price reduction.
Remember that buyers shop in price ranges, and you need to slightly under-price in most markets to get showings. Another rule of thumb is 10-12 showings should yield one offer. So no showings, you need to lower the price (assuming competent marketing, etc.).