Do you have a link to your listing you could post?

sure, here it is

Here is a link that might be useful: house listing

It looks good though I do notice that you have two different square ft sizes. How long has it been on the market and how is it priced compared to other houses?

opps, where are the 2 different numbers, i can let her know

it has been on the market 2 weeks, only a realtor tour showing to date and it is right in the mix of comparable houses although a similar one just dropped $20K in hopes of selling quick but no luck as of yet for them

I don't know if this is relevant, but there are numerous misspellings in the description. For instance, umongst for amongst, cathetral for cathedral, juccuzi for jacuzzi and perrenial for perennial.

I will let my realtor know of the misspellings, good eyes as mine just skimmed over and read the words correctly in my head

anything to improve the odds of a sale are viable!

They seem to have your bedroom count wrong also. Lovely house, give it a few weeks.

Jane

Yes, correcting those missspelled words in the description would be a good place to start. Did your broker give you any feedback from the broker tour? That might be an obvious place to start. It's only been two weeks- give it some time and ask your broker for feedback on all showings. It looks lovely- just price it right and think positively!

Maybe add some curtains to frame out the windows, give the rooms a more finished look and add a little color to all the neutral walls.

Fresh flowers on the coffee table in the fireplace room would help to brighten it up, also I would think about removing the small TV and just let the fireplace be the focal point.

The only way to be assured of a sale in this market is to be a bit below the current market value. If you price it at current market value, as soon as you place it on the market, it is overpriced. The market is still going down!
Another thing... If the jumbo loan amount is still $417,000 in your area, then any potential buyer is going to have to have $42,000 in cash to put down on the home in order to stay out of the Jumbo status and get the much better interest rates of a conventional loan.
Anyhow, here in Charlotte, 50% of all listings that go Active, FAIL TO SELL! So, right out of the starting gate, you have to figure out how to stay out of that loser group. Right now, the single most important way to do that is to be priced a little ahead of the valuation curve.
All in all, there is no big secret how to sell a house in this type of market.
Good luck to you... your home looks really nice.

First let me say that I like your house so don't be offended with the observations I am about to make.

As a lurker on the Kitchen forum I am surprised to see the arched style oak cabinets in your kitchen. Oak is considered "dated" these days with cherry and maple being all the rage.

The bathroom vanity with Hollywood light style bar and giant mirror above it seem very builder grade and dated. I had something similar in my home and just spent about $700 replacing the vanity top with granite and replacing the light fixture and different mirror.

Ouch! Hope you aren't offended. My house is older than yours and I've been in mine for 16 years and although I'm not selling I just wanted an update. I'm kinda surprised to see those items in a newer home.

I also would replace the bathroom lighting as it looks very dated. A framed mirror is also a nice touch (we bought ours at JoAnn Etc... if you have those in Canada). As for the cabinets, you certainly aren't going to replace 10 year old cabinets, so nothing to be done there.

Also, I agree, fix the spelling errors! It is things like that that make me wonder why Real Estate Agents make so much commission.

nessie & stirfri
i am in way offended by suggestions meant to help sell my house, thanks

the cupboard style and color I feel are traditional and yes dark woods are in but i think they too will pass. wood to me is always the best no matter the color and yes they will nto change as all the custom cupboards and molding are this color so it is harmonious and nuetral.

now the mirrors and lights, i totally agree and have thought of framing the mirrors and changing the fixtures (we changed the kichen, dining and some media room ones but had not done bath. I was not sure it would make or break a sale but now pointed out by others I will look into changing the lights and framing mirrors, then get realtor to repost them.

Nice house. If only it were by me and that price.

can't add too much but, regarding jumbo loans, not sure if the posters saw, but the OP is in Canada, and the price is in Canadian dollars. So I'm sure differnet rules apply.

Also, maybe I'm just niave, but shouldn't the buyer of a $500K house have 50K to put into it?

I don't think there is any point on the cabinets etc, as it would cost more than its worth to change. House seems staged properly, and neat.

chrisk - thanks

it is different here i think but yes we are in the high end category so buyers will be able to make the downpayment - or at least i hope so!

thanks again we just need to have hope and more patience i guess.. it has been 1 month now and not 1 looker. the mid range house priced at 300K are selling so just need the right buyers to come along.

Crazyone,
You'd be amazed at how many people live in higer end homes that are cash poor. I would venture to guess more than less, based on my experience with finding these people homes the past 6 years.
Don't worry about the mirrors or the cabinets, just be sure to price it right for the market.

Crazyone,
have you sold you home yet? I'm in Canada too, Manitoba, and we just sold our country property last week. We first put it on the market april of '08, and had it on till winter. We had 2 showings. All it takes is 1 buyer. the right buyer. We put our house back on the market this past May, with no expectations, just doing our part to make it happen. We just needed that 1 buyer. That buyer found our property on the MLS.ca came and looked at our property and bought. We made decent money too.

Your house is very nice, the only thing I would add to what the others have said is to add some colour to your whitish walls. Its amazing how color can warm up a house and make a person feel at home! I really like the rooms that you had color on the walls.
Best of luck!

One place says it has 3 bedrooms, and another place says you have 5. Fix it up.

If the schools are good, or people shop for your neighborhood schools, say something about them or just name them to help sell to a family with children.

no the house has not sold yet but we have had 2 showings fianlly, one said 2 big the other likes it but has to sell theirs ;-(

I know it takes just 1 right buyer, it is the patience i am lacking at this point..LOL

the walls are a warm taupe in most of the house just photo lighter, TV room is dark brown and red so very warm and theater like

the 2 story has 3 BR up and 2 down so depends i think on which listing criteria you see it on. It is all done by the realtor. it should say the schools as they are listed but it is a small town of only 11,000 so all the schools are close :-)