Hi fellow Landlords I am located in Monck's Corner SC and have a house up for sale, it has been up since Sept and only got 4 showings. The house has been updated inside and out there are house selling less than a mile away for more than what I am asking can someone give me some insights to how I can get this house sold? There recently was a house sold for over $50,000 more than I am asking and another over $30,000 more than me and again not updated. If you would like to take a look at it and give me some suggestions will be very helpful.

The showings we did have feedback says location is not for them, house to small, one person did not go in because they did not like the outside. I did not stage it except the kitchen, entryway and bathrooms

I am not sure if I can leave location so if you would like to help let me know.

Thank you for you help and suggestions.

"one person did not go in because they did not like the outside".

Are you trying to sell yourself? If so and it's been this long, you need to get a good agent. The reality is that 90 percent of everyone who ever will see it will see it in the first 6 weeks. After that time, it is very unlikely you will find a buyer without listing the place. About 85 percent of buyers use real estate agents to locate properties. The remaining 15 percent are either investors or locals driving that particular area because they want a place in that specific area. Investors will low ball you. Locals usually want something specific and will wait for the perfect place.

Hi all the listing is under an Realtor and we are considering firing if not sold at the end of the month, we offered today $500 for Realtors who bring in a reasonable acceptable offers. The address is

The realtor did a nice job of taking pictures. The house looks beautiful, and you've done a nice job of staging it without overdoing it.

The shed in the backyard is an eyesore, though, and in looking at comps they all had garages. That may be what is keeping prospects away. You can get away without a garage in a rental property, but it's a must-have for most homeowners. You may have to drop your price significantly to compensate.

Two things that stand out.

The biggest issue is timing. I looked at 10 recent sales. The last listing date I saw was 9/17 and closed in late October

Out of the 10 I looked at DOM average 23 days and some of those were listed in August which is on the cusp of being too late for 4BR homes which is what many of the recent sales were.

Homes sales (closings) for November was 5.6%. Pending sales for November .02%. While those numbers are specific for your area they should give you some insight as to why it's not getting any attention.

The sales essentially stopped in October which is normal. People tend to want to be able to close and be settled in their new home for the holidays. Thanksgiving through the end of January are traditionally dead months. And the weather isn't helping you either. People are less inclined to go house hunting in cold weather especially in the heart of the south with temps hovering in the teens.

To make matters worse you have cut the price 3 times a total of 8 % since Oct 12 which always raises the question what is wrong with the property? Adding a buyers agent bonus when no one is shopping is a waste of money.

Every home that still had pictures available (they generally are taken down once the property has closed)was perfectly staged. They were warm and inviting. You don't always need staging except when every home your price range in your area is staged.

Here is my recommendation. Take it off the market immediately. Fire your agent. Tomorrow I'll try to get you the names of some of the top producers in your area and I'll post them here.

You need the entire house to have some staging. The front of the house looks fine but very in the stark. You need landscaping in the front The backyard has to look more appealing something that a young family can envision their children playing in. It could use some staging as well with backyard furniture, a fire pit. When that is done you'll need some new pix. You need a photographer who knows how to add light when it is an overcast day.

And the first picture they see needs to be the front of the house and a warm front yard not your entrance foyer.

Adrienne of SC; Showing feedback:

location is not for them - you can’t change the location,

house to small - however you can rework the kitchen island to help make it look bigger.

Did not like the outside: paint the front door red. Add some color to the front with flowers.

Maybe talk to a staging company.

Pressure wash the driveway.

The area from the refridgerator to the island base cabinet should be 36” to 42” and the other end of the island should be 36” to 42” clearance.

Paint the kitchen cabinets a blue gray color, white is out for 2018.

The L shape kitchen island cut the wall down to the normal countertop level and extend it 14” to make it comfortable sitting at the island. The problem with the high bar area is that its very hard to sit at the island and its awkward.

Staging isn't your problem.

I see a massive failure in the kitchen - The refrigerator is half on the kitchen tile, and half on the hardwood of the adjacent room. That's just not going to fly. That one thing is killing your chances. Sorry, that's just a bad, bad design.

You have no garage. Obviously, there once was a 1-car that has been converted to living space.

Otherwise, the front of the house and front yard looks pretty good.

But the back is a wreck. The storage shed needs to be removed. Also the wood structure that looks like a hitching post. Can't tell from the picture, but what is that "thing" to the left of the A/C? Whatever it is, it doesn't look good.

NC investor said a lot.

I see a big, boring, cold white house with very little curb appeal. I like great room, open floor space, but the kitchen is small and the rest of the room looks huge and empty. Maybe you do need something in there to show how the couches and table could be laid out or maybe the picture angle shows that. Curtains in some color. The refrigerator does look too big.

The back yard looks very neglected, and the lot, although big, looks like it has no privacy. The front has no warmth either. Maybe in SC the "cold" look has more appeal than up North, where is might get above freezing today! So that is my opinion.

It is a bad time of year to get people to look at places, especially with the weather this year. The lowering of price also makes me wonder what is wrong with the house.

Agree with most of the other posters about timing the sale. The spring market is coming which is a good thing.

I also agree fridge looks way out of place. Get a smaller one that fits! And it looks as if there has been a leak as grout in front of fridge and dishwasher is darker than the rest.

Hi all thanks for the feedback, we are making changes and letting the AGENTS go. INVESTOR if you can send me the information on the top selling agents in my area is appreciated!!!

Thanks,

Your biggest problem is no garage, buyers not liking area, and the house being too small. These are three problems no amount of fixing up can solve. You should probably consider dropping the price so that you're competing with houses that yours is superior to.

I too put a house up on the market a few months ago. This was a large house with little charm and limited upgrades. Since I'm a contractor I had to decide what I would do to enhance the property and get the best "bang for the buck".

So while interviewing realtors, I asked their professional opinion on what upgrades I should do before listing the property. I got a wide range of suggestions. Some good and most off target. So I listen and did what was needed to expedite a full price sale. Then I hired the realtor with the best incite on what was needed to fix up the property for the sale.

Following are the names of 3 brokers in N. Charleston who you should call. They are all extremely competent with a great track record.

Jeff Cook (843) 593-9483; Mikki Ramey (843) 407-3541;

Brian Beatty (843) 380-4871

The brokers who provided the names also looked at your home and offered the following recommendations and

observations some of which have already been expressed in previous posts shown above:

-Your home should have sold already sold in spite of some "flaws"

-Get your house off the market immediately and do not put it back on until March to give it time for the lowball pricing to be forgotten. did we mention fire your broker

- Landscaping: you need some color and contrast both in size of bushes and plants and it needs to extend from the front along the side of the house

- change the front door to one with lights. if structurally feasible 6 lights if not 4 lights

- the driveway is out of proportion to the size of the lot it needs to be wider on the left side. you could widen it starting midway down the drive

-stage the living room and dining rooms. the other rooms are optional

-replace the refrigerator to one more suitable to the available space

-the space for the refrigerator is too small and simply can't accommodate a standard refrigerator. but you can't go below a standard size so you need to create the illusion of space by replacing the tile with wood throughout the kitchen

-the cabinet on top of the refrigerator is a distraction, useless and out of proportion

-the pix are terrible. the rooms look distorted, the lighting is off the angles are distracting

-women buy homes not men. the garage is an option not a necessity. The area is quasi rural but won't be for long. if your broker thinks it's a deal breaker you have the space to include a detached garage. we think you could just offer an allowance. this is where local knowledge should prevail.

-the backyard needs a focal point and needs to be cleaned up. What is that tall structure next to the HVAC in the back?

Adrienne331 [SC]), when you call the 3 real estate agents suggested by NC

Investor of NC. They know your market, ask them to make suggestion on things to do to the house that you may have missed. Let them talk and DO NOT get defensive if they tear apart something you did. Take lots of notes then make the needed spruce ups.

Did you get a Pre-Inspect on the house. If not have a home Inspection done before the realtors arrive this will help you to make any repairs that you did not get done and it makes it easier for the buyer to know there are no hidden issues.

I completely agree about the fridge. That wss the very first issue I wss going to comment on.