I have been in Real Estate over 25 years, seen the good, bad & now the ugly. All but one of my listings have sold & closed and here are a few tips. Since you indicated that it is priced right for the area and is "beautiful" - lets look at other factors.
1. Preview the competition, not just your neighborhood, but in the price range. You will "see" what the buyer's are seeing and be able to compete. Adjust your price just below the competiition, so yours will get seen every time a buyer in that price range comes up. (Is your lot as good, is the location as desirable ei: on a main road, near busy or commercial areas etc.)
2. Next, look at the terms: incentives to Buyer first, then to the Agents showing: Closing Costs, most buyers are looking for up to 3% of sales price towards closing costs. Agents will push a listing into the first showing group when it has a bonus. We are seeing from $1000-$20,000 in bonuses. Instead of reducing the price (if it is competitive) add closing costs of $10,000, Ameridream program allows for a seller to offer a grant for the down payment up to $10,000 and a bonus to the selling agent of $5000, instead of more reductions (or some variation depending on the price you come up with).
3. Once you have established the right price, consider relisting (if it is listed) at the new price and terms. A fresh listing makes all the difference in the world. Be sure there are lots of pictures in the internet, a slide show is great. Good Luck. Jan Lowery/Broker Associate, Virginia Beach, Va. 757-434-7174, Email: Realestateangels@aol.com, http://www.janlowery.com
(If you need an aggressive agent for your area let me know)