Seller, you have a good start. Find out exactly what the costs are in your area by asking a closing agency (in California they are called *escrow*) and ask them to give you an estimate. You are going to use one of them in the future when you sell. Look at your home and *stage* it. Does it need paint? Do you have clutter to remove? If you are were the Buyer, what do you see that catches your eye and detracts from the home. Fix these. Even so, you may be right: the market in your area may be such that you may not get the money from your home that you would prefer. The real question is: do you *have* to sell? Maybe you should wait until the market changes. Another question is *why* are you selling? If it is to capture a real estate investment that is incredible, maybe it is worth getting less (or writing a check to close the transaction) for a home that may go up 20% in the next 3 years versus an investment that may be 300% the value in the next three years. If you still want to sell. Make an information sheet that explains the property...everything you can think about the property... good and bad. Better for people to know what they are buying. You may be wise to interview area Realtors to see what they recommend about your home considering similar properties that may have sold in the area. You seem savvy about where your property should be advertised (the MLS). There are areas you can post your home for sale on the internet. Do people in your area read the newspaper? listen to the radio? just gather over coffer somewhere? Put your advertisements there. Ask everyone you know if they or someone they know would like to buy a home you your area? on your street? (hand them your info sheet). Who is buying in your area? The people from the *city* who would like to get-away? Advertise in the *city* paper. Make a list of everything you should do and check it off as it's done. You may be successful. You may choose to wait to sell. You may see the time, effort and eventually legal, procedural or technical expertise that's needed and go with one of your *respected* Realtors. The National Association of Realtors stats show homes listed with Realtors usually sell for 10% more than those sold by owner. You may want to save the strain on yourself. Or you may like it and just decide to become a real estate agent yourself someday. Since I'm not in your area, I cannot be more specific. You may ask for a *trade off* with a real estate professional. Ask them for a *staging* list in exchange for the name of a Buyer who came to see your property but learned it didn't fit their needs. (Ask the Buyer first if you can pass their name number on to a real estate person). Wish you success.