The question is;
what is your house WORTH, compared to the Market Value?
If there isn't any room in there; you can look at it from every which way, and it will look the same.
Homeowners have been struggling with this situation for years, and there is no easy solution.
If the house needs a little TLC, it has to be priced accordingly.
If the house is Turn-Key, it needs to be priced accordingly.
You can offer Closing Costs, Repair or Upgrade credit, or a Low List Price; it all comes down to the bottom line; and today's buyer is very savy.
Good luck and may God bless