I don't think it's the market; I think it's the increasingly tricky problems of managing your credit score combined with the natural reluctance of people to spill their guts & personal secrets just to see a house. & then there's the fact that a buyer who gives the seller or seller's agent a letter saying that he *can* indeed pay full price is going to be in a bad negotiating position. A pre-approved buyer has had the entire work-up submitted to & approved by the underwriter; all this buyer needs is a contract, appraisal, survey, & inspection (inspection for his/her/their own benefit; it isn't even a lender requirement). To get to that place, a full credit report has been run & updated & every account has been confirmed with the creditor. & every credit inquiry makes a negative impact on the credit score. Supposedly, all inquiries from a lender within a certain number of days (seems like 90 but don't hold me to it) are treated as one "lump sum" inquiry, but if they don't get entered that way, the creditor has a tremendous headache. & if the buyer doesn't get to the closing table within a certain time frame, every item in the package has to be "updated", ie, done all over again. Loan processing isn't that much fun the first time; nobody wants to go through it twice in a row! Almost any buyer will balk at having to disclose how much they can buy to every agent or homeowner whose house they want to look at. (I sometimes think buyers are in a situation similar to the one all of us are in when we go to the doctor; we know we're going to have to shed some clothes, but we don't want to strip off completely in front of the whole office, & we sure don't want to do it over & over again for every pharmacist & nurse's aide!) I my own personal self would rather show the house to buyers who can't quite make it than to offend a buyer who really could have bought but who went on down the road rather than submit his innermost secrets just to get a look at the house.

What does your listing agreement state, you should read it carefully and not discuss what you think regarding your agent's commission. Breaking up the land either FSBO or mls is going to bring interest. Most people want smaller parcel, smaller price. I wouldn't blame your agent as long as your property was on the mls, it is available to everyone as it is now on the internet. Not everyone wants or needs a real estate company, you do fine without one. ?The true test is actually closing, not getting looks.

Having been on all sides of this problem--realtor,buyer and seller, I can say that there can be a lot of reasons for no shows. First, there can be real emergencies as in life. Second, your realtor may not pick up quickly on messages if they are busy (no excuse but it happens). Third and really the worst is when you pull up to a house and for one reason or another you just don't want to see inside. If it were me and I knew the seller was waiting, I would go see it anyway. As a buyer I think it's always best to make your house available with just a call if possible. The only time I turned down a viewing was when I was having a party at my house. When people made it so difficult to see with a lot of notice and having to have the listing agent there, I wouldn't bother if it took more than one try. Patience is required so just make accessibility as easy as possible. Give your house as much curb appeal as possible with plants and flowers and a well maintained lawn. However, if you find one particular agent making appointments and not keeping them, I would complain to my agent.

I think a lot of buyers want to find a house right now before interest rates go up, and before the election. Goldman Sachs said earlier this month that a rate increase is on the way. I totally understand about needing to spend as little as possible on the house right now. I think your house is great. Who wouldn't love to have 3 bathrooms and 3 living areas?!!! I am going to disagree with those who said not to put in all 3 pictures of them though. Like someone else said, people really do lack imagination. We only put 2 pictures of our bathrooms in at first and the first thing people said was that they thought the 3rd bathroom must have been just a toilet and sink hanging on the wall. After that, we put in the 3rd photo. People watch too much hgtv and expect a lot from houses. Our mantra when getting our house ready to list was: Make it look like no one lives here. Here are the changes I suggest: 1. Take some new photos. Not the realtor. You. You have the time to do them right. A lot of your realtor's pictures were taken in a hurry and at the wrong time of day for some of the rooms. Even if your camera doesn't take good pictures, take them anyway to show your realtor how to show your house best. Take all your photos in landscape, not portrait mode. They will make the room look bigger and fit MLS better. a. Your family room should be photographed when the sun isn't shining directly into that sliding glass door. If you take a photo when the sun is on the other side of the house, the door will show up and it will look bright and cheerful instead of having a blinding glare. Always have the sun behind you, not shooting into it. You can even stand beside the door (see the red x on the photo below) and the room will look brighter, which will help your fireplace not look so dark. You can also use free software like Gimp to crop and enhance your photos. IMO, your living room looks like it has a low ceiling because so much ceiling is visible. It looks like the camera is being held next to the ceiling. You can crop that out, so the focus is on the room, not the ceiling. Some people probably think it looks like a higher ceiling with more ceiling showing. I agree with the others about family photos too, and unplug the cords under the tv - just for the photo. b. The blue bedroom. You can repaint that bedroom, and if it really is as dark as it appears in the photo, you probably should. However, I bet it will take more than a gallon of paint to cover that blue, more like two gallons. If you decide to paint, check mistints at the big box stores and paint stores. Paint stores are more likely to have neutral colors, and I've found that they are usually cheaper too. They won't tint it for you. What is in the can is what you get. You can lighten some colors with Gimp too. But the carpet looks darker there than any other room in the house, so I'm guessing the blue isn't that dark either; it's just the lighting. But when you retake the photo, try not to shoot directly at the window, and if you must, do it when the sun isn't shining in so brightly. Overcast days are wonderful, but so is early morning, or evening. Also in that room, after you take all the stickers (and maybe the poster) off the walls and stuff off the night table, you can make the bed look more inviting with a couple of tricks. Take the pillows off the bed and straighten the comforter so it is even all around the bed and hopefully it comes all the way to the wall at the head. Take the two pillows off the bed in the yellow bedroom, and put light blue or white pillow cases on them, and prop them at an almost upright angle against the wall. Then prop the two pillows that are there now against them, but not totally covering them. If you don't have pillowcases on them that match the comforter, use the curtains that were on that window to wrap them like a package. Just tuck the loose ends behind the pillows. No one will ever know. Now it looks like there could be a headboard there, and lots of inviting pillows for guests or a child. Put a couple of books under the lamp to give it a little height and turn it on and turn on the ceiling fan light (but not the fan itself) for your next photo. Just for the photo, unplug the cord under the window. When people visit, they won't even notice it, but they will notice in pictures. Pull the blinds up leaving a header of about six inches. From here, the poster looks wrinkled. Maybe iron it, or just take it off. Definitely take it off if it will offend anyone. Look around and see if you have anything interesting to hang over the bed. It doesn't have to be a picture. c. The yellow bedroom. It must be on the opposite side of the house than the blue one. See how the light is softer and you can see the whole window? I hate to put the burden of paint on you, but that yellow is bright. And most people know how hard it is to paint over yellow. No one can of paint in that room either. Is the dresser at an angle? Is there a reason for that? As a buyer I would wonder if there isn't enough room on the wall for it. Here, I would remove all the stickers and probably the smaller snowman poster even if you decide not to repaint. I like the blue in the poster over the bed. I think it helps the yellow. I agree with buying a comforter for this bed too. If you have a Ross store near you, you can find a complete set for under $30. If you are going to repaint, choose the bedding first because it's easier to match paint to fabric rather than find fabric to match paint. And I'd do the same thing here for the photo. Take the pillows off the blue bed and use them to create a mock headboard and give a fluffier look to the bed. I hope you have a different place to stand for the photo though, because that direct shot at the side of the bed isn't as good as from the foot or even from an angle. If that is the only place to get a decent picture, maybe put the bed on the opposite wall and the dresser where the bed is. Take all the toys off the dresser and nightstand. If that is a bookshelf to the right of the door, put some of them there so it looks like a display, not like they are stuffed in there. And speaking of that piece, just for the photo, get it out of the shot. You can move it back afterward. Even if you can take the picture from a different angle, make sure there isn't the corner of something sticking into the shot. Make sure the comforter is even, the blinds are level, and all the lights on when you take your photo. 2. I think your realtor did a good job with the outside photos. Looks like it was about hour on either side of noon and nothing is in deep shadow. I would have her remove the 2nd photo of the front though. It's not a flattering view with so much concrete and no greenery around the front of the house part. Too bad the photo of the back of the house has the trash can in it, but it's still not bad. 3. The green bathroom. I'd have nothing on the toilet tank lid, and remove that tube of lotion from the left side of the sink. Close the door that shows the laundry basket in the mirror. This room is more difficult to photograph because of the dark colors and the bright lights. Do you have any lower wattage bulbs you can put in those lights just for the photo? Also, you need a very bright light behind you when you take the photo. It will help with the brightness of the vanity lights and make the room look brighter. You can put a lamp on a table behind and to the side of you, both sides if possible. And use the brightest bulbs you have in them. 4. The pumpkin bathroom. I'd remove the little stool, the bathmat, the can beside the soap dispenser, the washcloth, toothbrushes, and whatever that is on the little chest next to the plant. Use a lower wattage bulb in the vanity lights for the photo, and take it at a time of day when the sun isn't bright on that side of the house. When we had a showing, I'd grab the bathmat and take it with me. You might have a better place to stow it out of sight for showings. And stick the toothpaste and toothbrushes in a drawer. 5. The master bedroom. I agree with those who said to get a different bedspread and get rid of the chest at the end of the bed. Is the wall behind the bed green? Whatever it is, it doesn't really go with pink. White, off-white, or the color of the lighter wall would be good. See if you can borrow one, and a taller lamp too. I agree with moving the nightstand beside the bed. I can't really tell what is there, but remove anything that wouldn't be there if no one lived there. I also agree with moving the chest so it is on the wall at the foot of the bed if possible. If not there, maybe in the closet, or even the garage. Anywhere but hanging over the edge of a window. When you retake the photo, move the dresser so the corner isn't in view, and try not to get the doorknob in the photo. If you do, just crop it out. 6. I like this second photo of the family room. There is no glare from the sliding glass door and it looks like the lamp is on in the lower right corner, shining on the flowers. The only thing I would remove is the box with the brown sheet on it. 7. In the kitchen, I'd remove the tablecloth and everything from the counters except the paper towels. Make it look like "Wow, look at all that counter space!" 8. The laundry room looks nice. For showings, I'd stick the trash can under the sink. If you choose to rephotograph, I'd stand with my right shoulder against the wall and shoot toward the washer and dryer so that you get them, plus that great sink, and try not to get the brown thing on lower left. 9. The formal living room photo is great. This is where a ceiling photo does look good. 10. The office. Are there two desks, with chairs back to back? Is there room to make them form an L so the space looks bigger? Is that a treadmill to the left? I wouldn't repaint the office. I like the warmth of the pumpkin paint. But I think the wall behind the desk needs something bigger than the bulletin board. You can make a sign cheap and easy with pallet board, or the thin stuff found at the big box stores in bins. Will the basket go in one of those cubbies next to the chair? Take the paper out of the printer, put your file folder organizers in the same place, hide some of that clutter on the right, and bring down that lamp you had on your master bedroom nightstand before you borrowed a bigger one. Then reshoot your photo with a couple of bright lights behind you. Crop out as much of the ceiling as you can. 11. Tan bathroom. Remove the basket of towels from the toilet tank, straighten the hanging towel so the ends are even, and move the soap dispenser so it isn't hanging over the edge of the sink. Clean the top of the mirror. Open the side of the shower doors next to the wall, and get the shampoo bottles off the shower floor, and the turquoise thing from the other side. Remove the bathmat and take another photo standing with your right shoulder against the door frame and I think you can get the shower, toilet, and sink in it. 12. Playroom. Take the bears off the game table, and hide the cords to the tv and game console. Crop out as much ceiling as you can. 13. I like your foyer photo. It makes me wonder why there isn't a photo of the formal dining room though. Sorry this is so long and probably mostly unwanted suggestions. Best of luck selling.