JES is right; why are you priced $20K more than the other 2-3 guys on your street? Your higher price would be a reason that buyers are passing you up. If they are also passing up the other 2-3 guys, then they are listed too high, also.
So here’s the situation: $249 is too high, but you price at $269. If $249K is too high, then $269K is also too high. What is the right price? Look at a recent comp, and subtract at least 2% per month. So for a May comp, subtract 10%. A realtor can advise you better, as I am just making guesses at the price drops. But you get the idea; find a comp, and then adjust downward depending on how old the comp is. And please, don’t chase down the market; you’ve got to figure out the market price today.
What you’ve got on your side is that you are in a perfect price range for a first time buyer. My neighbors are out of that price range: they have a first-time house at a middle-aged home buyers’ price, so their prognosis is horrible; I doubt they will ever sell until they drop to $300K. But your place is affordable to a starting family. Take advantage!
