Anne, I hope I can be help in your quest to find an answer. I showed a lovely home, in a precious well developed neighborhood, and listing agent was having the same issues. I know the neighboring house was also listed for $50,000 less, but needed tremendous updating. Price per square foot was right on. I would ask some of the agents who have shown the property to give you a personal opinion as though they were going to list it. I believe bringing the repetitive feedback together making alterations as needed, what ever it may be, should get your listing sold.