Okay, I am going to be the blunt one.

If you have a strong MLS listing with lots of photos, and it is being marketed online at REALTOR.com and other major internet searches, and you have a sign out front... well those are the most effective promotions available today. Lots of other stuff is worth a try, but you'll hit something like 90% of the buyers that way. If you have that stuff it is a product issue or a price issue. If you have done your best to present the property well, then EVEN if it is a product issue (you're next to the dump or highway, or you have no bathrooms and just an outhouse - I am being dramatic, but the point is you can't easily correct these things)... THEN it is a price issue.

I bet for $1 you could sell your house. You agree? Okay, that makes it a price issue. I am not suggesting it should be priced at $1, but hopefully you get the point. If you are motivated as a seller, then you're going to have to get out of denial and into acceptance. You're losing so much money doing it this way.

If your agent can not tell you at what price your property WILL sell, then get a new agent.

Call your listing agent once a month to see how things are going and ask them what else you can do to sell your home. Be informed and stay actively involved with the advertising of your home.

Sellmyhome,

The blog attached to the link below may be of some interest to you. While it's directed to FSBOs, even if you are represented, there are even some ideas in it that you could possibly use to augment your agent's marketing plan. Please if represented, always keep your agent abreast of anything you do on your own, and use your agent for the contact person. Good luck.

http://www.trulia.com/blog/rockinblu/2008/08/thinking_about_…

Now that you have done everything you can......you need to find and agent that is different.

One that creates descriptions unlike all others. One that finds different places to advertise. One that makes it fun to sell your home. One that knows all the different ways to finance. One that works well with other agents. One that, well, won't be like the rest!

You need three things to sell a home.

A good product (clean, in-demand floorplan, etc)

A reasonable price (not given away - but not inflated either...)

Good marketing (people need to know about your nice, well-priced product)

Figure out which of those three is lacking and you have your answer.

Hope this was helpful!

Best of luck,

-Josh