how does your home compare in price, presentation and promotion to townhomes that recently sold.
are you working with an agent??? if you are, go over the 3 "P" with him/her. if not, get one.
If you don't have a realtor, I would be happy to give you a FREE 30 minute consult and help you sharpen your efforts. If you have a agent please disregard this message.
Best of luck.
Additionally you have said that it would be 1850 sq. ft. if the basement is finished. So that doesn't really count. To determine the cost per sq. ft. you take the finished living space and divide it by cost to see how competitively priced you are and then you get some extra for the basement but not full cost per square foot because someone will need to finish it after all and that costs too.
Like yo said also bells and whistles with reasonable HOA fees are very important because the lender will figure those in when qualifying the buyer. HOA fees are not usually optional and with many complexes charging over $200 this can severely affect borrowing power.
If you want a second opinion I would be happy to help but again since you already have a realtor, I could not represent you and do not want to upset what your own broker has going on for you marketing wise.