There is a buyer for every property, if it is priced and presented right then just be patient and they will come along.

   Showings have good, all feedback has been positive... but no accepted offer.  Review the price once again.

Sometimes, you may want to change the flower pots at the front door or add some to change the perception of the front door...or add more plants.  In commercial real estate, we had the owners paint the building white, and that did the trick...Since I don't know the house, this is the best I can do. A

I would refresh all my online marketing for starters. You need bodies in the door! 

Someone did mention this but try a new main photo. The MLS feed will send out refreshed info for you. You are now working off the price reduction that just showed up.

What's too long market time for you? 2 days?

Keep marketing. Review all incentives sellers can offer. Closing cost help, pay 6 months worth of hoa fee, new photos, etc.

Obviously, the price is going to be the biggest factor. If people don't want it at the current price, then maybe they will at a lower price.

But first, you have to make sure you and the seller have done all they can to make the house desirable. Cleaning, painting spiffing up the place. Decluttering.  Place flowers inside and out. Open the blinds and drapes. Make the house easy to show.

Every showing should be like a first date.

Hi Erika!

Refresh the listing and review the price. At the right price, even ill-staged, poorly maintained homes will sell! 

After you've refreshed it - invite those who have seen the property back.

Also, did you notify all of the agents who had shown it in the past when you reduced the price $10K?

Good luck!

These options are best discussed prior to the property hitting the market. 

What do I do? 

Call owner and aks for permittios in writing to reduce the price. 

Some of them DO NOT WANT to do it..............

Continue to show and cry...

Change up the marketing - START OVER from scratch and whatever you've been doing, do something else.
Change up the curb appeal and have new photos done.
I would also, if you have not been doing this, do FB sponsored posts. Really amazing results here!
And you know, some homes just. take. longer. to sell!

It always comes down to price. Buyers will overlook a lot of things for the right price. 

It may not be correctly staged, condition not up to par or location. It could be all of the above which means price is an issue. Who knows without more details. Ponder carefully. Good luck 

Doing staging and redoing the photos and write up

If the seller is not in hurry to sell, then I would wait until the right buyer comes along.  Having said that, there will always be a buyer at the right price.  So reducing the price may attract some buyers who will accept the smaller yard for the price.  Is the property in Austin our outside Austin?  What is the average days on the market for the subdivision?   If you've done everything you can, be patient about it.

it all reverts back to price.... at some price point, there will be a buyer who will not find this home for that price.... and they'll take the small lot...

Price, contract conditions, and location is your only control.

I have never had that problem.  As odd as it sounds - it is true.  15+ years in the business and homes never sit for too long. 

If it did, I would look at my marketing and freshen all and continue to market the pants of the home! 

Clean it up to sell or keep reducing the price.

Generally it's the price, but it sounds like that is not your case. Try staging it or decluttering. Does it need up to date paint colors? Do they have warm light bulbs if so try cool lighting. The lighting was something my wife did in our home and what a difference it made, our home is so much brighter.

We used to cancel it & relist it - it restarts the clock for "Days on the market", it puts it back on the Hotsheet & it sends the listing out to every match in ListingBook... sadly our MLS wisened up to this so that ship has sailed.

Reexamine what you've done and consider refreshing things. Are the pictures bright, clear and effective? Are there captions for each one?  Are the descriptions both functional and using emotive language when reasonable?

Have some of the active comps gone under contract since you were listing?  Do you know "why them and not yours"?  If not, is your market taking a break? 

Was $10k enough?  Sometimes it takes a bigger plunge to create the value proposition necessary to shake loose an offer or two? 

I know, the marketing OK, showings on time. Low offers. 

Only the PRICE. Some sellers impossible to convince to lower the price. Time will go by and listing expired, and they will list again with next agent and list property at the higher price...

That happened to me this year. 

How I felt? Relieved. Better  lose with smart, than gain with ...

Reduce the price.

Price, condition, marketing.  Which one is not up to par?

At the end of the day it still comes down to price. At the right price everything sells regardless of condition and location. Can't comment about the breadth and depth of your marketing since I don't know what that is. But that, too, might need an adjustment.

Price is the only remedy if all else is okay with the property. You may need to take off the market and give it a short rest and relist. It sounds like it was at too high a price too long and has become invisible to buyers.

Erika Rae Albert, Austin Real Estate Expert - sometimes this happens.

The only way is to hope for the right buyers. That does not mean you stop marketing or lower the price. Lowering the price brings in the buyers no matter what. (And what you think as the fair price is something that others may not agree to.)

Every house sells at some price. In our market, nothing sits unless it is overpriced. I once had a listing that I thought was well priced. We did get showings and offers. The offers did not reflect the value of the property in my opinion and in the opinion of the seller. The property did not sell and the listing expired.

Has to still be a price issue.

Try offering a BONUS to the selling agent for a quick sale, add new photos - rearrange the photos, reduce the price again, open house...

Erika Rae Albert, Austin Real Estate Expert you can reduce the listing price, hire a professional home stager.

This sounds like more of a competiton thing than a price thing. You'll need to determine how to become the #1 competitor in the neighborhood and most of the time you'll find you've been undercut since the initial listing date. Reassess and declare its value in your marketing if reasonable.

I just had this happen! I acutually invested in more adertising on Facebook, instragram and held an open house. Within 7 days I received 2 offers and the home is under contract.

Bob Crane nailed this one!

It is, in fact, most likely a pricing issue.

It is always the price.... feedback is rarely "from the heart!"

There is reportedly an old Chinese saying: "when business is slow, paint the counters"... Spruce up your campaign and/or house!

It's the price.

Time for a Price Reduction (the public has voted by their indifference)

I set down with the sellers and talk about what to do next

I had one last for 3 months, and price did the trick eventually.

The things we tell ourselves that we want to believe.

#1. Are you doing your job? If level 1 and level 2 showing are 10 times monthly sales, you ARE doing your job.  The market place is not SEEING the value.

#2. What makes those homes that SOLD different that this property?  If lot size is the issue, your choice is wait for someone who dislikes maintaining grass or compress the time-line with a price adjustment.

#3. What feature can be added to equalize?  In one case the SOLD homes all had that extra room that could be used as an office. The storage room was equipped with lights, chair rail, and office looking below rail decor. Total investment $93. Next offer was $37,000 higher.

#4. Have a chat with owner regarding seller incentive. This works exceptionally well with a open house PURPOSED to 'sell this house.'

I have statistically proven those sellers with quality real estate who are willing to wait will sell for a higher price. Too often 'too long' is a phrase created by marketers to compel agents to put a price beat down on the home owner. Ethical of course. 

Depends.