I really can't lower the price. Is there anything else I can do?

   This is the most common answer most agents will give you for "Why your home won't sell". In today's market, value or the perception of value, can vary greatly from the listing agent, to the seller, to a potential buyer, or to the 2nd or 3rd agent that takes the listing. A great example of this is a home seller that can't believe the value of his home was once over $300,000 is now being told by his agent that it's value is closer to $200,000, and the buyer interested in buying the home sees the value closer to $150,000.

   As everyone knows a sellers desire, or lots of times a sellers need, does not determine value. Especially in the eyes of a potential buyer.

   So, what's the answer when you can't even reach your bottom line? You should have this discussion with your agent the first time you meet. Be open and honest about where you stand, and hopefully your agent will do the same.

So, now what? You bottom line can't be reached what are your options? Here is what you can do:

1. Don't sell your home. If you're determined to get your price, and not willing, or feel like you can't take less, just stay. You can always try again when the market gets better.

2. Take a loss. That's the last thing any seller wants to hear. The market is not where is was just one or two years ago, so bringing cash to closing is sometimes the only answer. Make sure your agent shows you a "net to seller" sheet before reducing the price, so you're not overwhelmed days before the closing with the amount of money you are asked to bring.

3. Do a short sale. If you have to sell your home, and you just don't have the money to bring to closing you can always talk to an agent specializing in short sales, and see if you could qualify.

4. Lease it. More and more sellers are turning this option into a reality. You can rent your home for a short time until the market turns around, and hopefully this will cover a good portion of your mortgage each month.

The best thing to do is think about all these options even before putting your home on the market.

Top 5 Things Buyers Don't Like About Your House

SMELL...Overwhelmingly, the #1 complaint among prospective buyers was unpleasant odors in the home.  The chief offenders were smoke, pet odors, and strange cooking aromas.   Some in the discussion said they turned right around and walked out because they found the smells so oppressive.  Most of us are unaware of the 'peculiar' odors of our homes because we become immune to the smells - the buyers are not immune to these same odors.

CLEANLINESS...This one just boggles my mind - the #2 complaint that buyers had about the homes they viewed was that the seller simply did not bother to clean.  We're not talking about home staging (which will help) or even unrealistic expectations of the home being spotless - just simple old-fashioned cleaning.  Selling your home can be a bit inconvenient, but when you have advance notice that a buyer is coming to view your home - clean it up!!!  At the very least, remove the pile of dirty dishes from the sink. 

SELLER AT HOME...Coming in at #3 is having the owners at home while the buyers are trying to view it.  Most buyers felt very uncomfortable with the seller there.  Many said they could not take the time to really look at the features of the home because they were in such a hurry to get away from the seller.  This is a real problem for FSBOs, as they are usually the ones showing their own home. 

CLUTTER...The #4 complaint is related to the cleanliness point - the dreaded clutter.  We have all seen it on the home shows, many buyers have a hard time seeing your home because of all the stuff.  When I was selling my small (875 sq. ft.) home, I hauled a big truckload of stuff to a storage facility.  How in the world do we accumulate so much stuff?

UNFINISHED PROJECTS...Unfinished projects take the #5 spot.  If you are planning on selling your home, finish up any on-going home improvement projects before placing it on the market.  Homes with half-finished painting, flooring, trim, etc. gave buyers a bad overall impression.

Pictures say a thousand words

   Sometimes it's hard to believe or even say, but realtors really aren't professional photographers. One piece that is crucial to getting those showings is good photos. Make sure you get your house ready before the photographer arrives. Make it spotless, and get rid of all the clutter. If you're serious about getting your home sold, then this is a key piece of the puzzle for getting those showings. If your house doesn't look great in a picture, it might not even make a potential buyers list.

Take a look at the before and after pictures, and see if you would have noticed: