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MP, I browsed through the listings in Roswell -- WOWZA, there is some expensive real estate down there! Must be the "place to live" in the Atlanta 'burbs, huh?
When I am selling a home (I'm an owner, not an agent), I always maintain a spreadsheet of my competition's price and features in comparison to my own. In fact, many times I've toured the competition myself. Even though there are a lot of homes for sale in Roswell, there are only 27 on realtor.com priced between 425-450K, and some of them are duplicates. By process of elimination, I may have figured out which one is yours and it certainly is an impressive home. Quite beautiful, actually, and looks top-of-the-line in all your updating. The only difference I've noticed in your price range is that many of the homes are in "active swim and tennis" communities, or perhaps have their own pool. But you already are aware of this distinction. So perhaps your agent needs to highlight the fact that there are "NO HOA fees!". Or something that would bring attention to the features that attracted YOU to the house. Hit anything that could be perceived as a "negative" head-on and make it a positive (cul-de-sac means no through traffic, no HOA fees means no confining rules/regs, 6' wall means privacy in your backyard, you get my drift). As I said, I'm not an agent but these are just things I would suggest to appeal to that smaller pool of buyers. Also, I noticed that the basement is not finished, and that would be something important to compare to the competition. All in all, I think you've done several quite steep price reductions and, unless your comparison shows you're over-priced in relation to the competition, I agree you should hold at your current price for awhile longer. You want to look motivated, but not desperate.
We have had our house on the market for 60 days and no offers. We have had several showings. We have a farmhouse style home we built 14 years ago with wrap around porches on 9 acres. A large barn shop built2 years ago We have a stocked pond too. It is unique I know and everyone loves it in their comments. The things they would change I can’t. It has 4 bedroom 2 1/2 bath but can only list 3 bd because one did not perk so no closet. Ugh. It sets 1200 ft off the road so we can’t change that either. It is a fresh gravel road too expensive to pave. We have it at about appraisal.
We have a farmhouse style home we built 14 years ago with wrap around porches on 9 acres.
A large barn shop built 2 years ago. We have a stocked pond too.
It is unique I know ...
We have had our house on the market for 60 days and no offers.
You'll continue to wait for the unique buyer who wants what you wanted
...and wants/needs to live wherever it is that you are.
Without seeing the listing, I dont see anything in your description that would make someone not want to buy it, if they were looking for property with acreage.
OMG, someone just pointed out that I was addressing the wrong old post. Seems this this thread started in 2012 and has since morphed.
No wonder it was so hard to follow.
Sorry.
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