Just to clarify, were the three realotrs just complmenting you, or, did they hold back any thoughts? Just need to establish you really got their true opinion. As a broker I can always complement a home but is hard sometimes to be honest. Nobody wants to offend someone. Without knowing your home, at first glance I would say price is the issue. Home sales are all market driven. NOT appraisel driven, what I paid or invested driven, or what a owner or broker thinks driven, or comp driven. It's what a buyer will spend and what you will accept. Price solves everything. This is assuming you are getting full exposure in your marketing efforts, and that can be a big if sometimes. Now if you are not getting good exposure it's understandable you are still for sale, even at a low price. It's competitive and you need to at your best. So in attempt to answer your questions, I will break it down into two areas and try to do it as brief as possible 1. Home condition. 2. Marketing efforts.
1. Home has to be at it's best. New carpets, paint, roof, windows, counters tops, fixtures, landscaping. It needs to look like a model home. At your price range, you are undoubtably being compaired to new construction. Everyone looking at your home will more than likely have been conditioned to seeing new model homes, Unfair as it is, you will be expected to look like the model homes that are new. Remember a home is an emotional sale. It needs to trigger a emotional response that will set it apart from all the others they may be looking at. Then, the act of buying is based on a logical response, IE, price, financing, location, etc.
2. Marketing efforts: Are you offering a full co-op somission to attract buyers brokers. A majority of our market offers 3.5% co-op. I know there are many at less than that, but in generating interest in your home, it's a numbers game. The more reasons you give to have someone look at your home the better your odds. Do you have direct marketing efforts, post cards, mailers, etc. Do you have print marketing in newspapers/magazines, and if you do, do you know how many people those are reaching. Do you have any internet marketing? Is it syndicated? How many people are viewing your property on line. Recent NAR studies have shown more than 80% of people seeing your home will view it first....on line. Do you have multiple pictures, virtual tours, e-cards, auto responders in your marketing. Can you track, quantify and respond to internet traffic in your marketing. Have you made incremantal price reductions to keep your listing popping up in auto responders of people who are looking at properties like yours? Is your property available 24/7? Are you using professional, color, marketing materials? Do you have financing available for a buyer?
Assuming you have a full blown marketing campaign, and you are getting showings, but no offers, look at price and condition. You can't change location. That objection relates back to price. If all you have is a sign in the yard and a picture on the mls, I would look at the marketing efforts. Lots more I could expand on here but I would look at these things I mentioned first. It's a tought market out there, but homes are moving. I have a similar situation as you. Clients are moving in Zionsville and need to move their home. Have been through all the above with them and have a couple options to decide on this weekend to move their home. Activity results in offers. Hope this helps, or at least gives you food for thought. Enjoy -Eric Karrfalt, "Helping clients gain a competitive advantage in todays market".