If the shower is the main sticking point, why would you need to drop the price again after installing one? Fresh buzz alone does not seem a sufficient reason, and you report your new price is already well under a recent appraisal. If the word that a shower was installed was put out to the agents that have brought people by already, some of their clients might quickly revisit their decision to make an offer on that information alone.

Another option would be to consider if the market would come around if you just lowered the price by the amount it would cost to install the shower. I get the impression your agent might be wanting to purchase, or provide someone else with an opportunity, for a bargain deal.

No way would I drop the price until after I saw what happens after the shower is installed. Perhaps afterward I might but not less than the appraised amount. I might even think about getting a new agent as I think gyr may be correct.

I suspect there is more to this than just a missing shower. Is there a link to the Realtor's site with pictures? And if not, why not???

I am not following you. I posted the Zillow link above with tons of pics.

The listing info states the market in your area as "cold" and a "buyers market."

Your listing price is in line with the area, but the house is a third smaller than the median home, so you are asking the buyer to pay more for less.

The photos look good, but it reads "flip."

How bad do you need to sell?

jn344 the size is a valid point, except that it's in a historic part of town. Very sought after. That said, the size totally limits my buyer pool. A family of 4 is not likely going to buy my house. It has a full basement but the ceilings are low. So someone would need to add on (which there is a very large lot in which they could do this) Recent comps to support price per square foot and appraisal. It's the location that drives the prices of these midcentury ranch houses up in my neighborhood. I am not following you on "flip" you mean you think someone could buy it for the asking price and then flip it for more money?? I just purchased another home, so I need to sell. However, renting it out would be very easy and would more than cover my expenses. Renting it until spring is an option. the market has cooled a bit in our town, but I am totally not sensing it's a buyers market yet. Zillow is wrong on so many things ..they have our prices all over the map too. Well priced properties in my town still sell within a matter of days. If we would have come out priced right, we would have sold quickly. But I think we are now being penalized for DOM and price drops.

Wondering if there is something in the basement that is turning people away. The description mentions a full basement and although I am aware that many of these ads never show the basement a major problem there would be too much for most people. Also look at the storage shed that is also mentioned but no picture for the same thing. If I was looking on line I would want to see a picture of those along with the inside of the garage even if they are being used as storage.

I see 3 chairs, so you must be a family of 3. I wonder if you could put 4 chairs at the dining room table to finish it off. The MBR looks cramped where you placed the bed, yet the room looks long. I wonder if you could move the bed more to the center of the room between the windows or wherever to make it more balanced and seem roomier.

Why don't you go back to the buyer that had the appraisal done and drop the price to the appraised value? If it was you that had the appraisal done, and not the buyer's lender, then I understand why you don't go back.

FYI: You won't lose the DOM record by taking it off the market on zillow. Even if you cancel the listing, when you put it back on it will add the total days when the listing periods are so close in time. I don't know how far back they go, but I have seen it when there are two different brokers and a sale within the past six months and zillow will add the entire market period from Day 1 of the first listing all the way through the closing date plus the days in between the two listings and then Day 1 of the second listing period to the current date. For example: if you have a six month listing and then a closing and then the property is off market for six months and then listed again for sale with a different agency, Zillow will add all the days and show it as the DOM period. It's frustrating. No way to get Zillow to fix it either IME.

I'm going to trust what others noticed (priced a bit high). I'm also curious about the appraisal. Was it an actual appraisal by an appraiser, a CMA from the agent or the Zillow estimate?

I'd take it off the market for the 30 days. If your Midwestern location is similar to mine, the market is usually very slow/dead in September. People are busy getting children back to school, wrapping up summer, etc. Do the shower and relist in October when people start thinking about getting into a new house before the holidays. Understand that at your price point people will likely have a house to sell first.

A few comments about the house/photos. The first photo shows the front of the house. Great! What I immediately noticed though was that the top of the chimney needs to be power washed or something. It's front and center in the first photo. I recognize it's dirt from rain, etc. but everything else looks clean and neat. It makes me wonder what other short cuts you took if you cleaned everything but the chimney above the roof.

I also noticed that the concrete patios and front need to be power washed. Maybe I'm just hyper aware of dirty concrete. My spouse is a little obsessed with power washing every Spring.

You said you had 2 offers for below the appraised price. How far below? You might be better off just to take one of those and be done with it, because the prices thrown around in the posts above are also below the appraised price.

I would not renovate for resale at this point. Run a freestanding shower with chrome or brass? The sell those with the elliptical frames for the top, but I'm not sure how that would look. The new owner can do that if he likes. I would never have installed that tub, pretty as it is, as a primary. That's a secondary kind of use in a bathroom, to be added only after a shower, if there is space.

I agree that missing your price is a serious marketing error. Agents should know better.

Negotiate with one of the two offers you have. I looked at the photos. It looks like a very nice house. Someone will love it.