I will give you the same advice I give others, lower your price. Not what you want to hear, but in this market, price is king. If your house has been shown a dozen or more times and no offers, it is either location, condition, or price or a combination of the three. You can't control location, but you do control condition and price. Improve them both.
I don't mean to sound cruel, but the market does not care you are at break even now. PRICE IS KING IN THIS MARKET. How long has your house been listed? Sit down with your agent and ask what they are doing to market your home to REALTORS who sell your type of property. Ask your realtor what you need to do to get this home sold. You chose them because you thought they could get the job done for you. Ask them why they feel the house has not sold or is not being shown if that is the case. Listen to what they have to say. If you know another realtor, ask their opinion. Ask the broker and other agents in your agents office why they feel it has not sold. Listen to them.
Revisit your price. Your realtor wants your house sold too. Right now, all they are doing is spending money and not making money. They only get paid if you sell. Work together to come up with a plan to make this happen for you. This is a tough market with tons of competition for you. You have to come across as the very best opportunity out there. Go look at comp properties that are for sale and see if you would buy yours instead of them. Be honest with yourself.
If you are not the best buy out there, do what you have to do to become the best buy. It may be painful, but it is better than owning two homes.
Best of luck to you.... more