First, Cyn, let me apologize that no local agents weighed on this yet. We're usually pretty quick on the draw. Now, let's get to the facts. Currently in Greenbrier, there are 136 homes on the market. Of those 136, nine are under active contract. There are five homes pending sale. Since May 1, 2010, 39 homes have closed. That means 13 homes each month in the city are closing. That translates into a 10 month supply in the city as a whole.
Of those 39 homes, here's the price spread:
9 homes under $100K
13 homes between $100K and $150K
7 homes between $150K and $200K
10 homes between $200K and $300K
If you're home is under $100K, you can expect it to be on the market for 2-3 months.
If youre home is $100-$150K, you can expect it to be on the market for 8-9 months.
$150-$200K = 20-21 months
$200K+ = 12 months
So, if you're home is priced above the $150K market, patience is going to have to be your friend over the coming months. It's the simple law of supply and demand. There aren't enough buyers in Greenbrier right now to meet the supply. If you're home is below $150K and you've been on the market for over 6 months, your time is nearing.
So, "competitively" is all relative in the Greenbrier market. In response to your question, where are the buyers? They are there, there's just fewer of them. What can you do to get people to VIEW your home? Well, viewing and buying are two different issues. If you want more views, raise the price to $30M. I'm certain everyone will flock to through its doors to see a $30M home. If you're looking to get REAL buyers in the door, unfortunately, you're going to be better served to hope for a few quality buyers in the midst of this supply demand slow down.
It would be great if you could post your address, that way we might all be able to give opinions on marketing, price, location, et.al. All the best!