I think it would definitely help. Having sold eight houses over the years, I found many people don't have the skill to imagine how to change a house. I can see that when people look at a huge pool table, they think, "that's a waste of space!" Especially when most house prices are set at a total of the average price per sq ft competitive with the neighborhood. That "unusable" sq footage drives up the price. You need to give it purpose.

What does the space look like from other perspectives?

Compared to the rest of the house, this room is very bare. At a minumum you could place some large over-stuffed chairs with a table and lamp between them to make a sort of masculine retreat. Maybe also a game table and use the chairs that you have there now.

Is the market for people with children? If so, how about making this a play, craft, study space for the children?

@yvonnecmartin I thought about a kids' area too, but the white carpet didn't seem to fit that idea. Maybe the white carpet in a house on a lake is also a turnoff. @sadierae, if you set up as yvonne suggests above, maybe put an area rug over the white carpet to make it feel more accessible. I often see sisal over carpet.

Your house is one the freshest listings, 30 days. Many of the other listings are getting stale. It appears as if no homes have sold at your price point on your side of the lake and very few on the other side. Furthermore, those that have sold are larger houses than yours. Have you looked at the comps?

Also, will the tax bill adjust to market price when sold? Some areas adjust the tax assessed value upon sale.

Here is the Zillow link for your house: https://www.zillow.com/homedetails/2-Levantino-Pl-Hot-Springs-Village-AR-71909/379535_zpid/

It’s a beautiful property.

I have only looked at one of the interior pics,

so far. This one.

The sconces are beautiful. I would remove the clock and everything on top of console. I would replace clock with a mirror. I would also replace the plaque directly across from clock with some art. Maybe a framed art poster. Or I would alternatively remove the plaque and just leave that space empty.

To make it a play room you'd just need to get a play room rug. The white carpet shouldn't be a reason not to do that - the only thing that would be is if potential buyers don't have kids.

Entry is extremely important. There are buyers who will know as soon as they walk in whether this is the place for them. And the entry could play a major role in determining the rest of their decisions. I would also suggest re-staging the entry and updating the photo on Zillow site.

You could also add a cocktail table or ottoman + four chairs to the game room/pool table room to show more seating/entertaining possibilities.

Could alternatively use swivel chairs.

https://m.zgallerie.com/p-23390-aria-channeled-swivel-chair.aspx?sku=010658485&gclid=EAIaIQobChMIpvT716Oz6gIVmZOzCh0ibwWEEAQYGyABEgLBJfD_BwE

What does the agent being paid to sell your house say is the problem?

Right now the space seems to have no identity. Looks like an office, game table, overly formal space. I would play up the game room feel and make it into a cozy den/rec. room which feels appropriate for a lake home.

The feedback is the upstairs is not a usable space for them.

Other than your original offer, has there been feedback on the price? Average days on market is quite high in your area.

Agree that your Realtor should be able to offer better advice. I suspect that the issue with the second floor would not be solved by staging.

Are homes in your area full-time residences or second homes? Your home is lovely, and carefully decorated. However, it does not feel like a lake house, and it does feel a bit dated - formal and Tuscan-y.

Even though your furnishings aren't staying, people have a hard time imaging the space decorated differently. Perhaps swapping out some pieces, for example the counter stools, would help.

Are vacation rentals popular in your area? People buying those are looking for sleeping capacity: that is, more bedrooms. Other than putting sleeping sofas in the upper area, not sure how you would fix that.

It's a lovely house. If you feel like changing any of the decor, I suggest packing up at least half the vases and statues, especially the breakable ones on the floor that make it seem like you have to walk carefully to avoid brushing against them. The house has wide open spaces which are crowded in some areas by things on the floor.

For the upstairs room, use a sofa and chair or two to make it an informal living room. Bright colors and a couple throws with Disney characters will make it look like a kid's area.

You could hire a stager who is familiar with what buyers in this price range expect. I think they'd probably suggest simplifying the decor dramatically by packing up 80% of the decorative items. Big clocks and "word decor" may be trending out in your area.

Although this is your realtors job I commend you for reaching out if you feel that isn’t happening. Good on you for trying to solve this! To be honest I would get a home stager. In my area they aren’t too pricey and worth it. They have an eye for seeing what the average person can’t and making spaces seem usable.

What fabulous views! The layout and function of the house seems confusing. The listing says 3 bedrooms and I see two rooms with beds. Then, I see two more rooms that are being used as an office and second tv room. Are they also meant to be bedrooms?

The living room doesn't seem that large, so the idea of the upstairs flex space being used a second family space is appealing.

It only appears to have a pool table and everyone doesn’t shoot pool...

You have to set it up to show the entertaining possibilities. If it’s a game/rec room/ lounge type of space, set it up that way. I showed you a seating setup. Maybe put a flat screen on a wall. It doesn’t have to be hooked up and it doesn't have to even work. Sometimes stagers use fake flat screens but they look real and do the job. Maybe bring in a bar cabinet.

Bring in a nice floor lamp or two. Maybe a nice piece of art on the wall.

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You need staging.

Here's a kids' play area. A few bright kid things would liven up your second floor area instead of the pool table.

Children's Play Area · More Info

Nice looking space but it wouldn't be practical for me -- mostly because of the heat rises issue.

You say it is not usable because ... why: Is there a bath or at least a powder room on that level? If not, can you add a powder room and stage the area as a home office -- private but overlooking family.

Alternately, you might try completely emptying the upstairs and make it a blank slate.

At the very least get rid of the billiard table -- that may well not be, the minds of most people, the "usual" billiard table kind of space -- seems out of place to me.

Heat rises -- is that room hot? If so, could you add a ceiling fan? It may well be that more people now realize the added cost of heating/cooling what is essentially a two story space. If the space is warmer when people walk upstairs, they're going to notice the difference and, if they are on a budget and have any sense, will consider that balcony a negative rather than a positive. So ...

You might also get some estimates as to what it would cost to remove the railing and put in a mostly glass wall there -- top half glass.

There is a powder room on this level. As for the heat issues, our cooling is zoned. The upper level has its own thermostat and is quite efficient. Thank you for your suggestions. The pool table is sold but not yet moved out of the space. Maybe we should get that move out.

You say it is not usable because ... why: Is there a bath or at least a powder room on that level? If not, can you add a powder room and stage the area as a home office -- private but overlooking family.

The OP didn't say it was unusable, that is what the feedback is. You have made suggestions for things that are not issues. If you looked at the picture, there is a ceiling fan there. The OP never made any comments about heating/cooling issues. The problem is the buyers lack of vision for what the room should be used for.

Pull some of the extra chairs from the lower level and place them up there. Create another seating area, perhaps looking out the big window. I agree about making the office into a bedroom if you can.

I took a look at your listing and the area you are located it.

Beautiful home, but on the higher end of the market in your area. Price range of homes in Hot Springs Village vary, but yours is on the lake which I am sure you paid more for the location.

From what I can see, it's a retirement type community and so takes a "special" person to

buy a home in such a community. It may take longer to sell, because of the higher price point and the "community". Just be patient, I don't think any amount of "staging" will help because of these 2 factors. Someone will fall in love with it - It will just take time.

Thank you all for your comments. Angel, you have described our community perfectly. I am encouraged by your comments.

Having recently sold a home in a gated, golf course, retirement type community, with varying prices, I totally understand your dilemma. We had similar feelings when our home wasn't selling. Not everyone wants to be in a "community " with rules and regulations and fees.

It took a number of showings, but eventually someone came along, liked our home and bought it.

The reality is every person who is actively looking to buy a home will have a reason that yours wasn't that "the one."

If more than one potential buyer mentioned it as an issue then it would be best if you could try to do something about it. However if it was just one person's comment, then sometimes people pick the easiest or silliest things to say about why they rejected a particular home.

The home is beauitful, the setting is spectacular - but it sounds like it's a slower market and you're looking for a particular kind of buyer.

Speaking only for me, that room wouldn't impact my feelings about the house one way or the other. However I'd start by asking your realtor for their suggestions about how to best stage or show that room and go from there.

If I were living there, it would be a nice space for our piano, harp, and other instruments. I wonder if you could virtually stage it a few ways including as a music space, in order to give a buyer ideas. It would also make a nice space for quilting, scrapbooking, or (assuming there is a wall for bookshelves) a library.

This might be helpful- the professionals say to give your flex space/bonus room a singular purpose.

1. https://professionalstaging.com/selling-your-home/how-a-flex-space-can-sell-a-home/

2. https://www.realtor.com/advice/sell/make-buyers-love-your-flex-space/

3. https://scottsdalerealestate.com/got-flex-space-heres-how-to-use-it-to-help-you-sell-your-home-in-scottsdale/

I haven’t read all the comments. Did your agent say it’s a slow market, especially due to fears around economy and covid, as 30 days doesn’t seem that long but there are so many different markets.

If you are anxious to sell and the main negative feedback is this room, you could try a few things.

- Move desk from that level and the other desk to the room where your couch and tv were (room looks big enough to handle both).

- Room where the desk was make into a guest bedroom as it may add value - staged

- Sell pool table if not planning on taking and the money will pay for a stager.

- With a house that size, wondering if it will a family with a few kids that are the buyer, so I would transform that upper space into a kids or teenager hang out - with the help of a stager. Add your tv and even the couch from other room.

- in the small area where desk was, add a popcorn machine and mini fridge and small snack station

This can be made into a great adult zone for casual entertaining, watching games on Tv, etc if it’s not a neighbourhood with kids

sadierae - I'm in NWA and assume that the majority of surrounding homes in HSV are owner occupied by retirees. I'm a semi-retired stager and vacation property manager. Message me at my page here on Houzz. Maybe I can help.

Have you toured the homes that sold in the past year and compared them to your home?

Have you toured the current homes on the market and compared them to your home?

People will buy the best home their money will buy. Your home has to show better and meet their needs better than any other house on the market that is in their price range. Each family only picks one house to buy - why would they choose yours over the others? That is always the question.

I took a quick look at the other homes for sale and those that sold between $600k and $800k over the past year.

It is a small market, Only one home sold near the price per sq ft that you are asking.

https://www.zillow.com/homedetails/61-Resplandor-Way-Hot-Springs-Village-AR-71909/381278_zpid/?mmlb=g,21

vs your home

https://www.zillow.com/homedetails/2-Levantino-Pl-Hot-Springs-Village-AR-71909/379535_zpid/?mmlb=g,18

Here is the data I looked at.

Other than the sale in may no one has gotten over $163 per sq ft in the past year. I think the first offer may not have been as low as you felt. The lowest price per sq foot was gotten by the person who listed their home at $950K and was on the market over 2 years before selling at 650 K.

At your sf @ $163 per sq ft the price would be $540k.

IMO You will have to do a lot more than stage the property to get close the price you are asking.

Are you using a well know realtor? It can make a difference.

My daughter has flipped two houses in two years and she always hires a stager and always sold quickly and above price. People expect to see staged homes these days with all the flipping design shows on TV; buyers are aware and choosy......paint the house a soft white inside (blue was a few years ago before grey paint, and even grey is going by the way side) and hire a stager......it will sell quicly. People want a house that looks new and staging and paint will do that.

suedonim75

If OA doesn't know why it is being deemed unusable, she doesn't know what to change

-- as her posting her dilemma here suggests, so it makes good sense to consider "why".

If it has no powder room, that is a potential reason why.

If heat rising is perceived to be a potential problem, that could be the reason why.

The ceiling fan over the area behind the pony wouldn't help the rest of the room.

Until she knows otherwise, ANY reason could be the reason it is being rejected as unusable. Posting the dilemma is inviting suggestions for solutions -- which requires exploring and understanding the problem.

More higher income people can work from home that those from lower paying jobs. Those working from home need privacy from distractions. Staging it empty and/or as a potential home office could, therefore, make sense, especially if it has at least a powder room.

If YOU don't know why it is being considered unusable, then you don't know what issue needs to be addressed either. At least my suggestions for consideration considered a potential issue they'd be addressing which, to me, logically thinking, makes much more sense than just throwing random furniture in the space. Don't get your panties in a wad about it. OA isn't required to take anyone's advise -- it's all just food for thought.

My guess is because it's open to the downstairs, noise could be an issue if it was to be used as an office, guest room or second living space.

Your house and furnishings are lovely! It will sell. I would buy it just to sit on the porch.

Without removing the pool table, you can't really change the room to some other purpose. If someone needs another bedroom, they will surely figure out that they could turn that into sleeping space.

Or, use the office as another bedroom.

I agree with those to declutter. Too much too look at.

It is a beautiful home. Around my parts, extra space is just listed as a bonus room. People can do with it as they please.

I was going to suggest staging the media area as a bedroom, but with only a powder room upstairs many people won't see it as a bedroom full-time residents could use.

Definitely declutter. Especially the entry way. Then have fewer pictures. Not so many duplicates.

i am and agent and do not Know your area but... it looks like you have loved this house and it’s immaculate and the lot is gorgeous. however you have way to many competing things happening in the home. It’s presenting as a little bit dated and for that money my clients would want to see it decluttered. I would pack up a lot of your large pieces and store. I would get a more neutral rug for dining room (not boring but something with texture) I would have your agent come over and help you. As an agent it’s hard to bring up the fact that houses need to look more neutral. You want to focus on the view and the lake. It will sell but I would remove some things so there’s less distraction. Good luck

I have to disagree - the house isn't cluttered. Check out the listing at 61 Resplandor Way that sold in May for $767 - now that's busy.

https://www.zillow.com/homedetails/61-Resplandor-Way-Hot-Springs-Village-AR-71909/381278_zpid/