I have a problem just like this one my toro was running pretty good only thing was you had to pump it everytime u started it even if you just shut it off for a second after running it for 30mins my partner decided to clean the ball out now the pump leaks when u pump it and for a day we were pouring gas in the carb to get it started now after we do that it just stalls out im not sure what he did and either is he i wish he would have left it alone the season is almost over this isnt my post so if anyone has any advice for me please email me at gballer823@gmail.com i am going to try and get it fixed myseld tomorrow afternoon thank you. Greg

It's only been three weeks. I think you need to sit tight a bit more and wait to see what happens. If you reduce your price, you may want to go to $449K only because you will be in a different search/pricing category in the over $450K. Having said that, if the previous comps were in the low $400's, you may have to bite the bullet and see if that's what the market will bear in your area. While you know the homes were smaller and dated, the average buyer doesn't. Give it a couple more weeks, then assess your price. You're in the top of your $450-$475K category, so going to the lower end of it might help.

In the two previous contracts, we did agree to pay for the warranty. I guess we'll go ahead and offer it up front. We just figured we'd deal with it if people asked for it. Yes..the house is empty because we had just moved everything out and then the first buyer walked. She was a single mom and wanted everything under the sun. We felt we were giving her enough..she didn't..so she walked. Looking back, I think we still probably wouldn't have offer anymore...I couldn't handle dealing with her anymore. The second buyers (which put the contract in the first day the house was back on the market after the first buyer) walked over the inspection. They didn't even give us a chance. The inspection report was almost 30 pages long. I freaked when I saw it. But once I went through it and read everything it wasn't as bad as it looked. He listed EVERYTHING about our house on those 30 pages. Each item had boxes next to them to check (needs further evaluation; needs repair; okay condition; excellent condition, etc.). I guess they didn't bother to go through each item to see what needed attention and what didn't. They just saw the 30 pages and freaked out and backed out of the contract. We didn't have a chance to ever work with them on anything. It ticks me off that their agent didn't go with them during the inspection nor did she discuss the inspection report with them. I don't think she could have...they walked not long after they received the fax copy of it. So there is no way they could've gone over everything. It took us a couple hours to go through each one to realize the inspector was acutally saying okay things about our house. The third offer was contingent on them sellig their home. We didn't reject it right away. We figured we work it and see what happened. They wanted very specific closing costs..down to the $. We weren't willing to give them all of that and countered with a lesser amount. They rejected it...which we were okay with. I don't need to stress over selling another house...one is enough!! saphire...that would be our luck too. We lucked into our new home and feel that we are paying for it now since our house won't sell. We knew two things couldn't work out for us like that. We are definitely getting close to being desperate. The idea that two is better than one does not apply to mortgages just in case anybody wanted to know! We knew we'd be comfortable until March/April (never thought it would take this long!) so we really are ready to lower it by quite a bit just to get rid of it. The carpet is probably 12 years old I guess. But it is still in great condition. There are a few areas that don't look all that great, but it is not in awful shape. I steam cleaned it myself every couple months and had a professional cleaner do it once a year. Our friends would say they couldn't believe how good it looked since we have a 120lb Rottie and three cats. Oh and there are no smells from the animals left in the house. We had the carpets treated and cleaned again right before we put it on the market and the animals were moved to our new house. Nobody has really given any negative feedback. The metal handrail and a crack in the foundation in the garage (which has never leaked and has no sign of leaking). The handrail is just not very exciting and is a little wobbley. So, we might just replace it with a nice solid oak handrail/spindles (something that we were going to do after we moved in and just never did!). We're going to have the cracks cleaned out (they were caulked by previous owner and have never leaked) and re-caulked and keep the receipt to show people that it was done. The few comps that are similar to our house had DOM of 32 - 194. There are a couple on the market now that are similar in size/layout but not updated as much (no vinyl siding, no 6-panel doors, no updated kitchen) that have DOM of 40 - 370. Those are priced right where we are or more so I can see why they're not selling. A few that were smaller with no updates sold for a lot less and DOM were 85+. There are three that went on the market this month and two have contracts pending. One is a lot smaller, no updates LP is $205K..one is similar to ours, a few updates but no vinyl siding LP is $215. The third one is still on the market..is probably the closest to our house..similar updates..DOM 38 LP $226900. Our agent gave me his username and password for MARIS so now I have become obsessed with going on there and running reports and checking the listings. Something that he did do for us, but now I can log on during the day and check it out for myself. I can't wait to try that sage idea...my DH will absolutely think I've lost my mind :o) That is too funny. I am willing to try anything at this point. Thanks again for the support!!

skylyn, I appreciate your persistence. I just want to understand your underlying reasoning. I think what you are saying is that I am getting showings, but no offers. The price for the size is attractive, but the location ( we are at the top of a "T") is souring potential buyers. I need to lower the price enough to offset this when they are at my home. I bought the house because I can walk to work, a great feature for me but something lost on most buyers. So I have month left on my contract. I should realize this "flaw" can't be fixed by the market, and lower the price to create an "outstanding feature" to increase showings to find that buyer that doesn't care compared to the value of the home itself. If even this doesn't work, take it off the market long enough to "refresh", and make sure it's priced in the same way upon relisting. So, I have I capitulated enough?