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Here in VA a listing has to be off the MLS for 180 days before it resets. Agents here can actually be fined if they try to "game" the system and make it look as though a house was just listed.
Getting past the MLS stuff... the most important thing you said is that you've not had one offer the entire time.
People either hate the house, or it's still significantly overpriced.
If it's the former, you may want to invest some time into repainting, extreme cleaning, getting the yard as dialed in as possible, plant some flowers out front... watching HGTV's how to sell your home shows...etc...
I personally think it's more likely they former, because people will make a lower offer if they want the house but plan to redo it all... I would try and get a real fair market value, then call your bank and talk to them about a short sale. Short sales are what all the cool kids are doing these days, so the bank won't be surprised to hear about another. I only mention this option because you noted that you're not making anything on the sale at this point, so the only important thing is to sell it.
Ask your agent about it... they will likely be interested in helping you do this, because it sounds like the only way they will get paid...
If you move forward with this, protect yourself as you go. Talk to a real estate lawyer also. If all goes well, the bank just forgives and writes off the difference in the debt...and you get your new house.
It is hard to hide the facts these days...Here, if an agent uses a parcel number search to research a property any MLS number that has been associated with the property since our MLS was created will display. We see how long the property was listed before being withdrawn and what agent/office it was listed with. And again, any good agent will be doing this research. There is a certain time period after which a new MLS number will be assigned and DOM will reset, but since I do a search based on the parcel number that fact is basically irrelevant.
Location: Moved to town. Miss 'my' woods and critters.
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Mid Missouri uses the same format :CDOM. Cannot be changed. Would suggest that your agent places at the beginning of the description: 'NEW LISTING" And follow up on the very next line any drastic changes and/or improvements that have taken place recently.
All written ads need the same attention getting format. New flyers, post cards, and whatever else your agent/broker uses to grab attention, must emphasize the newness of your listing.
Pictures from different angles need to be taken. Different wording must be used. Encourage you present agent to leave no stone unturned in order to put a fresh appearance on your listing. Anything and everything can/should help. Good Luck to you.
Same here - must be off market for 90 days to reset CDOM. Ours (Innovia) is based on parcel (tax) id.
Your house has been on the market for that period of time, so CDOM is not incorrect. People have played games with the MLS for years - purging listing, using incorrect tax id etc, etc to make their listings look 'new', but the software is getting more sophisticated and putting and end to that.
Getting past the MLS stuff... the most important thing you said is that you've not had one offer the entire time.
People either hate the house, or it's still significantly overpriced.
If it's the former, you may want to invest some time into repainting, extreme cleaning, getting the yard as dialed in as possible, plant some flowers out front... watching HGTV's how to sell your home shows...etc...
Thanks everyone for the feedback. I definately don't want to take it off the market I just have to be patient. People either hate the house, or it's still significantly overpriced.
Just wanted to let you know that I am a fanatic HGTV fan and know all the tricks. My house has been totally declutered and staged for a sell. People that have come to see my home love my house it's actually my driveway they can't get over (very steep). Not much I can do about that one.
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