Did you try Ebay? A little more traffic and not necessarily limited to just your geographic location. Good luck!

I have had bad luck with realtors, I know there are some fantastic ones out there, I just pick the wrong ones. Because of this, I have sold the last two homes myself. The first home that had previously been listed with a realtor for six months sold in two weeks, the second sold in a few days. I didnÂt give them away either, the 2nd home sold for the next to the highest in the neighborhood. ItÂs all about creating urgency though if you are going to go this route. I also eliminated phone call burnout by getting a second phone line. When you list by owner, you get every one and their mother calling to find out what your house is up for. Have a nice recorded message describing your home and the asking price with instructions to leave name and phone number if they want to schedule an appointment. This process will help with no shows because you will call ahead of time to verify appointments and you also have a record of people coming into your home. You will also get millions of real estate agents wanting the listing. When you call them back, you will tell them that they are more than welcome to sell your home at an agreed % but you are not signing a contract. However, the very most important thing you do is to schedule your appointments fifteen minutes apart to create the urgency. I chose two days a week to do showings, Wednesday and Sundays. When I called people back I would just say something like is Sunday at 4:00 good for you if not I would ask if Wednesday at 6:00 was good. When people arrived for their appointments fifteen minutes apart there was always people coming and going. In a slow market, you may have to do showings once a week in order to create the urgency. Every one told me this way of scheduling would never work because you must be available at all times, but I say its all how you do it. I used a title company that has an attorney on hand if needed, (I didnÂt) and they even gave me some contracts. Another thing worth mentioning, donÂt talk too much while showing your home, itÂs a distraction. I also did all the usual stuff like renting storage to remove the extras, fixed the broken, painted, made flyers, had for sale signs with appointment only on them and advertised locally. ItÂs a lot of work but I find it less stressful selling your self because your house only needs to be spotless on Wednesdays and Sundays.

Yes, the first time I suggested lowering price to my agent -- when we had been on the market a few weeks and had had many showings and a few second showings -- she said I should wait. So I waited several weeks -- it was actually about this time of year -- and then when I did reduce it by then it was well into June and the spring market was starting to cool. What are search brackets in your MLS? If your house was below $475k would that put you into a new search bracket? Every market is different but when we were in the higher bracket we did get lots of showings but no offers. It wasn't just us -- almost everything was selling slowly. Look at sales in your price range/area? Are houses really selling or are there tons more houses on the market than sales? How long is it taking most houses to sell? And can you see a difference in prices for those that sell quickly? In our area, sales were slow and the houses that sold were either priced at what seemed like low prices or were taking 2 years to sell. We didn't want to wait 2 years so we lowered the price.

i wonder if you would be better off.. building a light stand.. and starting seed in mid to late winter... but whatever you decide.. keep i mind the cost benefit ratio ... dont spend 100 bucks.. trying to save 10 bucks worth of material.. unless the point is to experiment and learn.. as that can be invaluable ... ken