Hmmm....I'd take down all the stuff on top on the kitchen cabinets, add a vase of either fake or real flowers to the island, take down the flag outside the house.....that's all I can think of right now.....besides what you are already planning...

If your house hasn't sold in 6 months, then it is most likely over priced.

Some feedback from your photos:
I like the Family room. Nice colour and spacious.

Remove the magnets from the fridge and trinkets/photos from the upper cabinet shelves. Remove the microwave and coffee maker as those two appliances clutter up what is a small area of counterspace. It looks like there is no working space on either side of the stove. The space btwn the island and kitchen nook with the table/chairs, to me, looks like a waste of space with no usefulness. Moving the table more towards that empty space and turning it around will show there's lots of room there to put a large table.

Remove the red/green "things" from the office. I don't know what they are, but they are distracting.

The master bathroom looks cold and sterile. A simple green plant or a vase of colourful flowers would do wonders for that room. I also noticed a couple light bulbs burned out. The light fixture is dated and can be replaced very inexpensively. We had the exact same type in our bathroom and I got a nice replacement at costco for $15.

Bedroom 2 is too cluttered. Move the bed to the middle, remove the TV and put the white shelf across from the bed. All the furniture in the room makes a small room look much smaller and shows potential buyers that there is not alot of room for furniture in there.

Remove the TV from bedroom 3, center the bed. It looks like a very small room with the oversized furniture in it. The TV is distracting.

Bath 1 is sterile looking like the masterbath. Nice vase of flowers or a green plant would spruce it up.

Love your deck and backyard! That should be emphasized in the listing. AS for the listing itself, all the abbreviations are confusing. What is wdd?

From the additional photo with the view of the FR with the kitchen, the furniture is spaced too far apart and doesn't flow. Could you move the couch away from the window, closer to the Fireplace, the loveseat forward and turn the coffee table around to create a cozy atmosphere. Then perhaps put two small chairs and a small table in front of the window to make it look like a nice sitting area for reading? You want to show that you can make a nice seating area to emphasize the fireplace. From the 2nd pic, it looks like you have more than enough room to do that. Then you can also move the TV to the wall beside the FP as the power cord shows that there are not enough electrical outlets in that room.

It is a very nice home and i would be more than interested to look at it from the photos. It just looks like it needs a bit of re-arranging to make better use of space.

How many showings have you had? Any offers? What type of marketing have you done? Do you feel your agent has worked hard to market your home? How is the market in your area? Are things sitting for a long time? Have you checked comps?

Your house will sell when it is priced right.

my 1st thought is the home is very boring,dull,sterile..No life..Most rooms are such,but the rooms where you have color on the walls, you have different walls painted different colors...Overall, the home is immaculate, and should sell..But bring some Pizzazz into the home,plants,better paint colors, etc...good luck

What are the average DOM in your area? Have you reviewed the comps lately? Is $200K the correct price? Normally, I think people are wise when they list at $175K instead of $174,999 if the $175K will catch two searches. I am assuming searches are every $25K in your area? In your case, I wonder if that is not a psychological barrier? Maybe this is a case where $199,999 would be a better price?

Have you had ANY showings? Is there a lock-box?

Fantastic 3 bd, 2.1 ba on a 3/4 ac wdd homesite. GR feat a fp, cath ceil & walkout to a 40x14 deck. Lrg kitchen w/isl & a bay window in brkfst area. 2nd flr offers a bonus rm that could be a 4th bd & a deluxe owner's ste w/ a walkin closet.

Ok, I can normally read realtor speak but there were a few abbreviations here that made me stop and think. Make it easier for the buyer to know what you have.

Beautiful 3 bed, 2.5 bath on .75 wooded acres. Large kitchen (although since when is 13 x 12 large?), great room with fireplace, cathedral ceilings & walkout to entertainment deck. Deluxe ownerÂs suite w/walk-in closet. Second floor bonus room.

While my write up is bad, at least you can understand it!

Are there any other features to play up? Wood flooring?

And, update the pictures. The fall leaves scream "I've been on the market a long time!" And, loose some of the pictures. You want to entice, not show them the entire house. With this many pictures, there is little reason to view your place unless you connect through the photos. Leave them wanting more.

Wow....sparksals...very nice. I forgot about the fridge....I told my mother the same thing yesterday...
I know she likes looking at her grnadbabies....but no one else wants to see them. I didn't catch the light bulbs...good eye....
wdd..is wooded I think...
The deck should be swept and a new picture taken....

My first thought was "Only $200,000. for a house with 3/4 acre!!". But of course I live on the central coast of CA where condos start at $350,000.

From everything I have read on this board the market in Ohio is VERY slow. I agree with the posters above that maybe some decluttering and addition of a few warming touches would help but overall the house looks very nice. If no one is buying it's very hard to sell.

I assume when you say to drop the price you would have to go FSBO you mean that to get out of the house what you put in you would have to avoid paying a commission. You are going to have to balance how long you are willing to make double payments versus the price you are willing to accept.

Nothing in the house itself would stop me from looking at it or even making an offer. If it's priced right for the location then the slow market in Ohio could very well be to blame. Yes you can go through it and tweak it, but if the home is priced right for the area those tweaks may help, but ultimately the home will sell on price. What I'm hearing right now is that in the slow market the only properties selling are either those priced very well or unique properties. I'd really start looking at sold comps for the area and reevaluating your asking price.

I should add that unfortunately the house is now completely empty as we have moved out, walls have been touched up and carpets cleaned. The light bulbs in the master bath are actually not burned out, my then-fiance unscrewed them while he was living there because he thought they were too bright. I have suggested a new light fixture to him already and may do just that. The different color walls in the GR/kitchen are my DH's doing before I met him and somehow I don't think he will change them!!

We have actually had a lot of showings, particularly recently, and the feedback has been good on the house itself has been pretty good. Probably the biggest negative I have heard is that there really isn't much of a back yard. We have a huge deck but there isn't really the space to put a playset in the back.
As far as the price goes, there are several other comps in the area on smaller lots with similar floorplans and no landscaping priced above where we are and many of them have been on the market as long or longer than we have.

Thanks so much for everyone's input. It is always good to have a fresh set of eyes on it. I like my realtor and I think he is doing as good a job as he can but things just aren't selling.

I really like your house. I think the market is just slow. I live near the Hamilton/Warren county line and there are several houses in my neighborhood that are not moving and seem to be priced right.

What about a lease option to buy? Just a thought.

Comps aren't what your neighbors homes are listed at, they're what has sold. I'd guess that you're too high for the market. The market doesn't care what amount of money you "need" to get from a home. All the market cares about is who's offering the best value for the dollar currently. If you haven't had a single nibble, then your asking price is probably too high for what the current market will bear. Things have changed a lot in the last year.

I thank you for your (collective) honesty and encouragement
Our original price was based on the comps of those properties that have SOLD and we have dropped down from that price already. From everything I hear March was the worst month in real estate sales in almost 20 years. At least in my area the weather has been pretty bad for this time of year and that has probably contributed. We may have to lower the price some more but hopefully we won't have to. Now that the weather is improving I am hoping that things might get better.

Kristen

I agree about the abbreviations. Those are all well and good for a newspaper classified ad, but in the mls and internet, use words. It's hard to read and not everyone knows what they mean. And there's no reason to skimp on space.

Maybe take some new pix of the house -- esp outside and the spare bedrooms, now that they're empty.