If the house is empty, have you ever considered staging it? (BTW, I had an open house last week in DeWitt and had three groups in the first 1/2 hour.) There was a house in Grand Ledge that was on the market 9 months clean and new, we staged it, and the owner recieved an offer in 30 days without lowering the price. Sometimes you just have to make the home FEEL like home to the prospective buyer. But I do agree with the California agent, if you've tried everything and still nothing...it's the price.
In a buyer's market only the homes that scream "BUY ME" are going to sell. Gimmicks do not work. Value does work...every time. Most markets have been declining for the past two years. You probably would have gotten more money if you have priced the property slightly below market two years ago and created an "auction effect" and the buyers would bid against each other.
After two years, which is WAY TOO MUCH market time, everyone know that your property is over-priced. Otherwise it would have sold all ready.
I would offer you this advice:
If you are not able/willing to price the property to sell, then take it off the market and rent it.
If you ARE going to sell, know that the property, to qualify for a principle residence, needs to have been your home for the past three out of five years...so time is running out.
I would take it off the market, enhance the curb appeal with fresh plants and flowers, re-shoot the pictures, and lower the price to slightly below market. Send a mailing to 200 people in the local neighborhood for a special open house, put it in Craigslist, and have a broker's open that same week. Assuming that your Realtor is marketing effectively (meaning the property is on at least 30 websites), if there is a buyer out there, you will find them.
BTW, how many homes, like yours , have sold in the past two years?
Thank you for answering my question! This is so wierd because we saw your home on craigslist (for sale) and I thought I'd take a chance and call your realtor. Well, yesterday I did and it didn't seem like it would work out. She stated that you would be interested in leasing with 5-10k down and for a few years before selling it. We were looking to spend $1200-$1500/mo. If I misunderstood or you change your mind, please feel free to email us. email@example.com. I drove by your home yesterday and it looks great! Surprised it hasn't sold!