In my 26 years as a full time real estate agent, I have found there are actually only a few secrets to selling your home. Whether you are working with an agent or selling the home yourself, the "rules" are universal. The major reasons why a home doesn't sell are:

1. Improper staging

2. Over priced

3. Poor Marketing

4. Location problems

5. Functional Obsolesence

6. Poor Negotiations

7. The area is just not selling

Improper Staging:

This has to do with addressing the cosmetic issues of a house. People have very little imagination when it comes to home purchases. Very frequently they will make decisions on how they will live in a house emotionally rather than objectively. A house that is not clean is a real turn off that most people would recognize. The surprising thing is so many people are reluctant to address problems that have huge paybacks. A gallon of Behr Premium Plus paint at Home Depot costs $32.98. The same paint correctly applied can bring $2000 - $3000 in sales price. Reasonable carpeting can be purchased for about $20/square yard. Remember that light and bright sells. Dark walls and trim make a home feel smaller.

All rooms should be returned to their original purpose, and make every room look like you use it. Placing current magazines on a coffee table in the loft is one way to show people that you really do use the room.

All rooms and closets need to be decluttered. Too many personal photos are distracting to buyers

Over Pricing

This is probably the most important item, as it takes all the others into account. Buyers will look at a home and compare it, in their mind, to the other homes on the market. If they feel the value is there, they will make an offer. If they feel the asking price is too high, they typically will not make an offer. Buyers really don't care what a seller's invested value is. All they see is the value to them. Any problem can be overcome by lowering the price.

Home owners have historically listed their homes with the real estate agent that gives them the highest price. Real Estate agents know this and many routinely promise a higher price than they know they can sell it for.