I recently sold a house in 18 days. The secret to my success? Correct price along with an immaculately clean home that was staged to look like a model home. I recommended to the Seller that instead of a mere Realtor CMA (price opinion), they pay the $300 for a full appraisal from a well experienced, licensed appraiser who lived in the same neighborhood. He arrived at $320k . We listed it for $329k and got a contract in 18 days for $317k and closed 30 days later. Also because I pay for enhanced marketing on Realtor.com, both buyers were "presold" before they actually entered the house. The listing images were impeccable and the description was also very enticing and emphasized the advantages this home had versus other competing properties. As you will see on Realtor.com, some Realtors may not include additional photos and customized description. Some will actually have unappealing images and a minimal description.
So I recommend finding a well experienced appraiser that lives in the same neighborhood as the house you are selling (if possible). List about $5k above that price and then accept a few thousand less than the appraised value. Hire a professional cleaner weekly to insure the house is always fresh and clean. Hire a staging expert to help you declutter and give advise to show your house in the best light. Also make sure you have a lockbox for easy access by Realtors and allow showings at a moment's notice. Of course the landscaping needs to be fresh and tidy and also plant a few colorful flowers near the front door to give a great first impression.
Lastly, the appraisal is a value at that moment in time so if you do not get a contract within a month, you need an updated list of your competing properties and should also lower your price monthly until you get a contract.
If there is any way you can keep the property and use it as a rental for 3 years, that may be your best option in this "buyer's" market.
Good luck and I'm accepting a limited number of clients so call if you want my help.
All my best,
Alma Rose Kee, P.A.
Charles Rutenberg Realty, Inc.