How long is too long? In a dry market, a sales period of six months to one year isn't unusual. Look at recent sales reports of similar homes nearby to determine a reasonable selling interval. In a hot seller's market, a house that hasn't sold within one month indicates a problem. In either case, there are several steps you can take before putting up the white flag.

• Videotape your house, inside and out, and watch the tape as if you were a prospective buyer. Is the lawn weedy or the garden bare? Is your home uncluttered and spotlessly scrubbed? Sparkling-clean houses sell faster than those that look too lived-in or show an abundance of the owner's personality.

• Take a second look at your listing price. Visit open houses in your neighborhood. Are similar homes priced lower? Selling prices may have dropped since your first comparative market analysis. In a hot market, if you haven't sold your home within one month, chances are good that you've overpriced it. If you do lower your asking price, consider a figure slightly below those of other comparable homes if you are interested in a speedy sale.

• Do whatever it takes to be away from your home during showings and open houses. The presence of sellers makes it difficult for prospective buyers to take their time or talk openly with their partner and agent. Leave some treats out to make potential buyers more comfortable: beverages, nuts, cookies -- anything that won't lose freshness or be too messy.

• Pay close attention to feedback from showings. The feedback can guide you in making home repairs, toning down your décor, making landscaping improvements and the like.

• You can offer perks to buyers, such as cash bonus, closing costs or buy down their interest rate to lower monthly payments. You could also consider owner financing.

• Neutralize your color scheme. Most buyers prefer pale, neutral colors that make it easier to imagine a new home as their own. Houses with white exteriors are the highest sellers; for interiors, try whites, off-whites or pale grays.

• Expose Hardwoods and buff them until they shine. It's amazing how many buyers will not even look at a house without hardwoods.

• If you have dogs, cats, old carpeting, mildew or smoke problems chances are that a potential buyer may offended by the odor. Ventilate the home and invest in an air cleaning and deodorizing product to remove odors. Another option is a cleaning product with living enzymes that consume the odor causing agents and remove the smell permanently.

• Staging your home is one of the very best ways to sell your home the quickest and for top dollar. Staging sets the scene throughout the home to create immediate buyer interest in the property. The way you live in your home and the way you sell your house are two different things. One idea is to pack up several large pieces of furniture and as much clutter in each room as possible. Don't just shift to another room or garage, rent storage space and get it out of the house before showing.

• Pay attention to lighting. Make sure light sources are clean. Cleaning them isn't enjoyable, but the sparkling lighting will pay off. You may even increase the brightness factor of your rooms by adding brighter bulbs, or by placing accent lamps or cabinet lighting. Be sure and pull back the curtains and lift the blinds. For the best effect, use a balance of natural, overhead, and table or floor lighting.

• Try readjusting your sights. Determine the lowest price you find acceptable, and consider anything more as icing on the cake. In a longstanding dry market you may even have to sell at a loss, so it's important to take every offer seriously. You don't want to alienate a potential buyer who has solid financing because you've set your sights unrealistically high.

• If the market is underwater, consider offering an increased commission or a bonus for your listing agent as extra incentive. If you do sweeten the pot for your agent, amend your listing contract to reflect the change, and be sure it's added to the Multiple Listing Service (MLS) book -- buyer agents will also be inspired to give your house extra attention.

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