Their agent told them not to paint cabinets and built ins-- as a new owner would want to pick the color themselves, but the kitchen looking dated has come up on several reviews from prospective buyers. Is it worth painting them?

Additinally one of the secondary bathrooms has a pretty wild wallpaper (that I was allowed to pick for my childhood bathroom--almost 20 years ago) and again the agent said leave it, as their was a 50/50 shot of the family buying the home having a little girl. As much of a pain as stripping wallpaper is- we think that might be something else to do. Thoughts?

Or should they just drop the price more instead of investing more time and effort ?

i should also note, the house has been on the market 6 mo- and they aren't happy with the effort of the current listing agent and ar currently interviewing new agents, which should result in new and hopefully better list photos.

I've sold two houses and bought a third. The first was a 4 room starter home that was over 100 years old, and the second was a split entry that was 8 years old. Unfortunately, I had to go through about 6 realty companies because none of them knew how to sell a particular house.

When I finally found the right agents, the houses sold in days---after 7-12 months on the market.

We did noting more than straighten and clean. The key was the agent----who had buyers for that type of house in mind as soon as we listed with them. The older house sold faster than she could get the paperwork for her listing done.

My younger son/LOHL had similar experiences selling two houses locally---had to find the right agent after dealing with several incompetents.

Handymac-- thank you! That really is reassuring here, as they are very much at their wits end. Hoping one of the agents they meet with this week is the right one.

If you don't paint you may get someone who hates painted cabinets and loves those. If someone really wants painted cabinets then they can do it. The house looks beautiful and clean. They are not going to not buy the house just because one bathroom has crazy wallpaper. You need a new agent.

Very nice house. The floors are great and you chose a great paint color. I think it would be worth having it professionally staged. The furniture and accents are really helping it look dated. Kitchen cabinet door style wouldn't be any better painted imo. I would replace the doors before I would paint them.

Thanks all for your thoughts--much appreciated. They are interviewing new agents this week and will hopefully have better luck then.

The home is in a small town suburb, and is zoned for a good school district, however there are brand new schools (within last 5 yrs) in the same district that it barely misses zoning for. Additionally- when they purchased, their neighborhood was the only "nice" neighborhood in the area. Just before the recession quite a few other nice neighborhoods popped up and there is quite a bit of new construction in the area, which makes an older home (30 yrs) at a cost well above the median home price a tough sell.

The home doesn't have any of the other issues mentioned like water damage, busy rds etc. the only other thing I see with their home is that it's in a protected area of the neighborhood and is heavily wooded, and unless a tree is a direct threat to the house can't be removed--so their lawn maintenance is hellacious and their lot makes it darn near impossible to keep grass between too much shade and water run off down a steep front lawn. (At the moment it's sodded--but a new buyer will find that it won't last too long)

Depending on what part of the country this house is in, people may not want that swimming pool if it can only be used a few months of the year. Same holds true if they have or are planning on having kids. It's hard to compete with new construction, especially with the younger buyers.

There's a house for every buyer; and a buyer for every house.

You have given us more information that quantifies the problem. HOA the reason for the 'protected' designation? A great many people will not even look at houses within an HOA---because of the numerous problems associated with management of the HOA and the rules/dues/etc. Plus the water runoff area, the yard seems to be largely useless for family use.

That does not change my opinion, actually it reinforces the fact an agent is going to have to be resourceful to find interested buyers. The run of the mill 'Open House' or 'Agent Showing' techniques will be largely useless, IMHO. The agent will need to have specific interest buyers---something that takes an extra effort.

Location, price & condition. If the house hasn't sold in 8 months I will bet my bottom dollar it is the price. It is probably priced too high for the location and condition. With the mult list every buyer and agent knows it is for sale. They just don't think the home justifys the price. Not only that, but since it has been on the market for so long, people think there is something wrong with the house.

Post your MLS. I suspect you are WAY overpriced for the area because of the updating the home needs. If you were just a little overpriced, you would have gotten offers that you might have termed “lowball”.

Way overpriced is no offers and various comments about things needing updating. What those comments mean is that their mental computation says that if it were cheaper, they could consider it despite the issues.

I'm far from an expert on these matters. I also don't know how much this will really help you, because I'm speaking of my own home-buying habits and those of a few close friends. However, I've always actually preferred a home listed as "needs some updating." That usually means a better price per square foot, and for the neighborhood.

What interests me are price, neighborhood, appropriate size, layout (including the presence of such impossible-to-add features as usable attic and dry cellar), and construction quality. Pretty much everything else I can change ("update") if and when I feel like it.

I find it hard to imagine that there aren't buyers in your area with attitudes like mine and my friends'. They're looking for the basics, not chasing trends, and they'll make your house their dream home in their own way and time.

My take is that your house as-is has a warm, classic look. It's not my style, but it's someone's. If you set a favorable price and let the listing agent know that you're flexible, I think you can find a buyer who will love it.

The (perhaps unpalatable) quick-sale alternative is to call in the auctioneer.

Good luck.

You said it is heavily wooded and woods area is protected so you can't cut down trees, for more sun. Can you have a tree trimmer trim some trees to open up canopy? Possibly some of your front trees can be trimmed way more to get more sunlight. It really makes a difference to have that done.

We have a home in the hot Midwest. And homes with pools always take longer to sell. But yes, get a different agent that will actively market the home. We had no traffic after the first 14 days. We changed agents after 75 days. Then we sold it in 26 days in Nov.

For things that you know that need to be updated, rather than lower the price give an allowance for the fix. The problem with pricing without it is that people that can afford the price show up and then realize the effective price is a lot higher because of needed renovations. If you price it with renovations included, then the buyers that come can afford the full price.

For example 600K with 100K in allowances for roof, kitchen remodel, carpet, and paint. you are also being very clear that you recognize the issues and are pricing accordingly.

Doing this is better than just reducing the price to 500K

One reason is that if the house can appraise for 600K then they dont have to finagle things on their side to get the 100K to do the remodel, it just comes from the equity in the house.

If your buyer is financing the purchase, the lender won't allow $100k credit from the seller for repairs/improvements with a $600k purchase. There are loan guidelines for credits. if you are talking in terms of $10k -$18k credit or something similar, yes, the lender will allow a credit. There are maximum credits allowed by the seller per the buyer's lender and those guidelines are set by Fannie Mae and Freddie Mac or HUD if a government loan.

Please note, there are other types of rehab loans available to the buyer if necessary, but those loans don't involve huge credits (as a percentage of sales price) either.

However, I understand Anthony C's point. My point is you would need to check lender guidelines before you offer a large credit or drop the price to reflect condition. You will sell faster if you drop the price rather than fooling around with huge credits that the lender won't accept in a contract.

"You will sell faster if you drop the price rather than fooling around with huge credits..."

As a more-than-once home buyer, I agree.

I haven't seen or heard of things in this house that "need to be updated." It looks solid and well maintained. There's nothing that any potential buyer has to do immediately.

The "updating" we're talking about here is, to put it bluntly, nothing more than imitating current fads as shown in the home decor magazines and websites. Guess what: those sources exist mainly to sell you that stuff.

In the 1950s, my parents and all their friends had white or off-white painted cabinets in their kitchens. Then natural finished wood with simple lines came in, followed by sculpted darker woods. Now white painted cabinets are "in" again. Who knows what cycle will come around next?

Some folks like to chase these fads, others don't. The way your house is today, it can appeal to either type. The ones who just have to have an "updated" look get a blank canvas to realize their visions. Those who don't, get a good value.

I agree with your current realtor. There's nothing unattractive about your house. Quite the opposite. I could be wrong, but I don't think excessive "updating" will gain you potential buyers. In fact, it may have the opposite effect.
Set your price realistically and (if necessary) find a realtor who will market it aggressively. I think the buyers will respond.

Wow! thanks for all this advice! sorry for the delayed reply, I was out of town and offline for the weekend. I made the trip to SC to help my mom with finalizing the finishes on their new home--and last night we met with two potential new agents, One of whom seems to be a perfect fit! They have one more interview set for tomorrow, and then will move forward with one.

Unfortunately the prior agent seems to have a serious vendetta against my parents for pulling their listing from him. One of the agents last night let us know that he put a comment in the MLS (agent facing side) that said they were terrible clients to work with and going to be an impossible house to sell--when in reality he never marketed the home, listed it WAY too high initially despite my parents notions on where it should be priced(which is what it is now priced) and he never communicated with my parents unless they made contact. some serious professionalism is lacking there....I hope he has better luck elsewhere.

Both agents last night felt like the current price was good and wanted a few small issues addressed in the house, but wanted to re-do listing description and photos to highlight the house better, so that they would be successful when marketing (more aggressively than the first agent--who apparently didnt do much) They did both suggest to offer closing costs or a reno rebate at closing for 10k or so as a buyers incentive. My parents are fine with that or simply another price drop. On the bright side- they still have a little more wiggle room in their budget to drop the price more if needed. Its currently at 375k and they would be fine with 350 bottom line.

As far as the pool is concerned, new neighborhoods here have neighborhood pools, older neighborhoods don't in this area (and being a smaller town, there isn't a community pool to join), So it is not uncommon to have a private pool, even if it is only used 1/2 the year. One agent pointed out that this house would be the only house on the market with a pool in the school district. Speaking of schools though, I was mistaken on my prior post. They are in fact zoned for the newer/better schools. so that's great. While i'm glad to have the maintenance of a pool in my own yard, I can see both sides of this as a buyer.

@izzymin- their wooded area is hard to tell fully from the photos above. their lot is .75acre, with only a portion (maybe .3 acre) of that fenced in the back yard. and another .2 front yard and the remaining .25 is wooded for privacy from the lot behind, which also has quite a bit of wooded area for privacy. The fenced in portion out back is cleared with exception of one beautiful double oak tree all the way in the back corner. The grass and landscaping back there grows well but does get leaves blowing over from neighbors tress and trees behind the fence line. The front yard is what has sunlight and water issues. The house sits up on a hill, so when it rains, water runs down the front yard and takes new grass with it. They have French drains, landscaping nets to try to hold the grass, but it all fails eventually in heavy rain. They do have the canopies raised every few years and it is just about that time again, but costs quite a bit to do as the trees are so tall, so i think they were hoping the house sold before they had to fork out the money for it again. The "protected" area thing is not uncommon here in the established neighborhoods. The new construction neighborhoods all got leveled and cleared totally though..

So on to a new agent, more aggressive marketing, probably another price drop, and finding the right buyer! thanks all!

Wow! thanks for all this advice! sorry for the delayed reply, I was out of town and offline for the weekend. I made the trip to SC to help my mom with finalizing the finishes on their new home--and last night we met with two potential new agents, One of whom seems to be a perfect fit! They have one more interview set for tomorrow, and then will move forward with one.

Unfortunately the prior agent seems to have a serious vendetta against my parents for pulling their listing from him. One of the agents last night let us know that he put a comment in the MLS (agent facing side) that said they were terrible clients to work with and going to be an impossible house to sell--when in reality he never marketed the home, listed it WAY too high initially despite my parents notions on where it should be priced(which is what it is now priced) and he never communicated with my parents unless they made contact. some serious professionalism is lacking there....I hope he has better luck elsewhere.

Both agents last night felt like the current price was good and wanted a few small issues addressed in the house, but wanted to re-do listing description and photos to highlight the house better, so that they would be successful when marketing (more aggressively than the first agent--who apparently didnt do much) They did both suggest to offer closing costs or a reno rebate at closing for 10k or so as a buyers incentive. My parents are fine with that or simply another price drop. On the bright side- they still have a little more wiggle room in their budget to drop the price more if needed. Its currently at 375k and they would be fine with 350 bottom line.

As far as the pool is concerned, new neighborhoods here have neighborhood pools, older neighborhoods don't in this area (and being a smaller town, there isn't a community pool to join), So it is not uncommon to have a private pool, even if it is only used 1/2 the year. One agent pointed out that this house would be the only house on the market with a pool in the school district. Speaking of schools though, I was mistaken on my prior post. They are in fact zoned for the newer/better schools. so that's great. While i'm glad to have the maintenance of a pool in my own yard, I can see both sides of this as a buyer.

@izzymin- their wooded area is hard to tell fully from the photos above. their lot is .75acre, with only a portion (maybe .3 acre) of that fenced in the back yard. and another .2 front yard and the remaining .25 is wooded for privacy from the lot behind, which also has quite a bit of wooded area for privacy. The fenced in portion out back is cleared with exception of one beautiful double oak tree all the way in the back corner. The grass and landscaping back there grows well but does get leaves blowing over from neighbors tress and trees behind the fence line. The front yard is what has sunlight and water issues. The house sits up on a hill, so when it rains, water runs down the front yard and takes new grass with it. They have French drains, landscaping nets to try to hold the grass, but it all fails eventually in heavy rain. They do have the canopies raised every few years and it is just about that time again, but costs quite a bit to do as the trees are so tall, so i think they were hoping the house sold before they had to fork out the money for it again. The "protected" area thing is not uncommon here in the established neighborhoods. The new construction neighborhoods all got leveled and cleared totally though..

So on to a new agent, more aggressive marketing, probably another price drop, and finding the right buyer! thanks all!

Sounds like you are moving in the right direction by getting a new agent and new marketing.

BTW, for that agent to post negative comments in the agent facing MLS is violating the Code of Ethics of the Realtors Association and he can be reported and fined. A call to his broker should be made by your parents. It is truly a shame that those type of Realtors ruin it for the rest of us.

denita, thanks for that advice. I felt like it was very wrong of him, but didn't know if it should be dropped or where you would report it to.