I agree with Stan

some people who arrived to look at our place said they actually want single family house with a wide driveway , while the listing clearly stated our house was an attached condo:) They were just either curious to see it, or tried to learn about the market, or it happened to be on their way, or I don't know..maybe they had wild hopes of the house surprising them and becoming magically something else, with wide driveway and flowers appearing where they set their feet when entering?

I'm fine with it by the way..it was mildly irritating, but I love going to open houses myself, or have high hopes and make an appointment with the realtor, because I really want to find something.

There's rarely that one thing like that will make or break the sale. Usually people just either think/feel it's a good match for them, or they don't.

But. It's good idea if your realtor suggests this idea of hook up washer and dryer for buyers that appear serious and express their concerns.

All families live differently..some might love your now-set up, some will think of where to put this laundry anyway, and might not choose a garage for that.

As for the painting concrete..I'd love painted concrete! But only if it was painted in a house I really like anyway and is a good fit for my family needs.

Otherwise I'd just say "cool! painted concrete!" and moved on

that's true that the devil in the details..but devil usually chooses other details to reside..:) somehow

Don't worry. Your buyer will come.

and if you want detailed advice and don't mind to share-photos from listing can be helpful.

Here's a website I sort of just threw up to use when I was trying to sell it myself. That will give some idea of the house. And thank you so much for the help. I haven't been on this site very long and I'm amazed at how helpful people are! http://www.engedilakehouse.com

And here's the realtor link: http://www.realtor.com/realestateandhomes-detail/100-Wild-Turkey-Ln_Heber-Springs_AR_72543_M85180-09432

If what you are talking about is having two laundry areas, you will still have an issue of two less than ideal laundry areas for those who are picky, but you might open it up to those looking for a separate place for mom/in-laws/caretaker, but also to those who might be interested in doing a rental -- either airbnb or longer time. I don't know if your area is one where that might be an attractive option. A great laundry room can be a plus, but less than perfect doesn't seem like a deal killer. I got a smaller laundry room in this house, wish I still had that laundry room, but overall, still considered the new house a plus.

Thanks for posting the photos. Here's some feedback (intended to give you another set of eyes that helps you sell the house, I hope you don't find this offensive):

No cost change - Continue decluttering and removing some of the personal items. I know its a lakefront home in Arkansas not a loft in Manhattan but it looks busy and dated. Take out one of the chairs/sofas in the family room and on the porch. Remove 50% of the candles and decorative items.

Front - Photo #3 makes the house look unfinished. If that's the front door that's the first impression people have.

Photo #10 - Is the red door the front door? If so take away the cabinet in the hallway.

Photo #17 - get rid of the card table and the sofa.

Paint - If you are willing and able to put some money into the house I'd repaint the main rooms before putting in another laundry. The salmon (or mauve?) and olive colors are making the house look dark and dated. I'd be looking for something in an off-white tone that would highlight the natural wood.

The price is well under $100/square foot and it looks like a beautiful setting. Is there an anything about the neighborhood that would make the house hard to sell? High HOA dues due to the private lake/dam? Noise? It looks like you are even within commuting distance of Little Rock (albeit a little long). Are there houses on the larger lakes nearby that have power boat docks for the same price? How many showings have you had since it was listed? Are other similarly priced houses selling?

Your listing is turning people away before you can get them in the front door. You need to take the listing down and start over.

I'd paint -- at least the floor that is the salmon color, then I'd tell your realtor to get some professional photos that show the house off, get you a higher quality camera so you can take the photos or get another realtor who can show the house off to its best. Your photos show the house better -- a couple have that wow factor, but they are a bit fuzzy -- either not in focus or too low a resolution, and the lighting should be better. But I've seen worse.

And your realtor's photos join the worse category. I always think a house must be hurting when the listing starts with a photo of the backyard, the neighborhood park, etc. The first photo being of what appears to be the backside and garage is pretty much the same kind of thing. Your front photo was better, but I don't know if you can get one that isn't full of tree trunks.

The text is important too -- you need to sell the things you think are best about your home and try to get them placing themselves in it. Calling it "our home" is running counter to that. Then you mention an allowance for a decorative choice you didn't make and you make it sound like the house is unfinished. and you go on with other projects they can add to their to-do list. You just made this a fixer upper.

Once inside, I agree -- even for a mountain cabin, it looks dark and dated. I'd paint the living area walls (the salmon or whatever that color is) to an off-whote that doesn't make the wood look too yellow. The green is okay, but not great -- so just depends on how far you are willing to go. Painting everything or everything but the master the same off-white wouldn't be bad. Be careful with the paint color to make sure it compliments the wood and makes the counters look as fresh as possible.

Most people realize they aren't buying your furniture, the candles or the decorating. Those things can help, but people need to like the bones of the house when they are willing to look past the "stuff" and try to visualize their things and them living there. I think the downstairs laundry may be a less than ideal (you even called it a basement laundry in your attempt), but I don't think it would be a deal killer if the house was showing to it's best potential. And I don't think having the laundry in the garage would be better.

Thank you for all the feedback (and I'm not offended. :-) ) Heber Springs is a small resort town on a beautiful lake called Greers Ferry. If my house were located on the big lake, it would list for well over 500,000. My subdivision though is beautiful and at the top of the mountain. We have a small fishing lake called Lake Moore which is where my home is located. To your points:

1) I am decluttering more; however, I'm offering this home as a vacation rental so I'm taking out as many things as possible without actually making it uncomfortable for guests. Kind of a catch 22 at this point.

2) I actually did repaint the main floor - it's the lighter grey green color, rather than the olive color which is darker. And that is the front door and I actually have that cabinet sold so it will be removed soon.

3) The card table and loveseat are in what is like a "game room" for the guests. But I suppose I could have all that taken out for pictures. Again a catch 22 with guests staying and my not wanting them to be in empty rooms.

4) No HOA dues. The truth is it's a town of 7000 people, and many of those are retired. But I haven't been overly impressed with the realtors there so I'm going to revisit his listing and request changes. He actually told me he would take new pictures when I had it painted but he hasn't done it obviously.

5) I've always called the lover level a basement but I had a realtor friend of mine tell me a basement is technically under the ground which my lower floor isn't,. I do have a kitchen that's unfinished. It's roughed in but not complete. But again I had a realtor tell me not to finish it because whoever bought the house would want to put their own taste into completing it. Maybe I should complete that.

6) Not sure what you mean by a salmon floor? The floor is all that same light wood except for the lower level which is a brown concrete stain.

At this point I'm pretty lost as to where to focus my attention, and the truth is it rents really well all summer, then all holidays. So maybe I should just keep it for awhile and do more of the changes you're recommending, and try again later.

I really appreciate all the feedback!

The salmon appears to be the wall paint on one level while the greenn is on the other, thought it may be divided differently. We are referring to the walls that are not green, which ever level they are on. They show very poorly in the photos.

Paint. Paint. Paint those walls.

In the one room with the single overhead light, perhaps add a ceiling fan. That light looks lonely.

I really don't find the house too cluttered, but there's something that is "heavy" or droopy about the upholstered furniture and the pillows. All the soft goods are either drooping or sagging, and where there is a pillow or blanket, it is stacked and not folded neatly. I would say either remove them or make sure they are VERY neatly folded and the pillow is perfect.

And for the pictures, remove anything that looks like work or imperfection - cleaning things, broom / dustpan, those 2 bottles in the bottom peninsula shelf in the kitchen, the air purifier, the plastic bin on the shelf in the game room etc. Open all the blinds too and flood that bedroom with light.

But honestly - it's a lovely house, and just needs to be lightened up with a current paint color and I have to bet it would sell quickly.

The house has wonderful architectural style inside and out. It needs a complete repaint inside in a warm, creamy off white that will show off the wood floors and wood trim. Not green, salmon, terracotta, gray or blue.

Agree about the painting. See the look right above as to what color ALL the walls should be painted. It's a soft white color that plays up the woodwork. That's what you need to do. Plus it will brighten the house and make it more friendly looking.

Also agree about the decluttering. And strongly agree about getting a professional photographer to take better pictures. Those are just poor.

The listing by the agent is pathetic. This one line makes me think the home has problems. Unique to me is a euphemism for laid out poorly. If your agent can't write better descriptions to describe the beauty of the house, write it for him.

"Unique custom built floorplan that features bedrooms apart from each other"

In the RE listing, the third pic should be the first one.

Then the pictures should take you on a journey through the house. From the entry to the living room, dining room, kitchen, bedrooms, etc. Not in the jumbled way they put up the pics. How unprofessional!

In the bedroom pic #4, take out the tall lamp and the air purifier or whatever it is.

Pic #5: the bathroom looks very dark and poorly lit. Also take out the stool. It emphasizes that the space between tub and vanity isn't very wide.

Pic #6: Clean your fridge before you take the pics. No fingerprints. You want the place to look spotless. When I was selling my condo, the person who eventually bought it couldn't believe we had two people and a dog living in the condo because it was always spotless. I even wiped down the faucets before showings.

Also get rid of everything on top of the cabinets and only a maximum of one thing on each counter.

And get rid of the trash can and the broom. You don't want to emphasize that you have no place for a trash can except on the end of the kitchen run.

Looking at picture 7, I'd revise what I said. The only thing that should be on the counter are the microwave (without the basket on top or the thing leaning against the ovens) and the toaster oven. No lamp (implies not enough light) no utensils in a container (implies not enough drawer storage), nothing!

In picture 8, turn the love seat so it's against the window wall. Put the coffee table in front of it. Put the lamp on one side and put the two chairs in storage. Less is more!

The bamboo bookcase is fine but ditch the plastic bin! Make the shelf look pretty. Make it look like something in a magazine. You're selling a fantasy.

Pictures 9 and 10 need to be taken with a wide angle lens.

Picture 11 is just really bad. Do we really need to see a corner of the tub and the top of the toilet? What's the fantasy you're selling there? (Don't answer. LOL) But when you retake the picture, nothing on top of the toilet tank. And if you're going to have washcloths stacked on the shelf, make it neat without the tags showing.

In the living room, instead of the nipple hanging lights that are way too small for the space, can you get two nice looking fans instead? Fans will say vacation more than those two lights.

I would not have an area rug in front of the doors to the porch.

And make the lamp have a purpose and not just be standing in a corner. Same with the table under the window. What's its purpose?

I think now that it's spring you need to get better lake view pictures. How about some from down on the ground too?

And again what the heck is with picture 16 showing the underside of the deck?

And on your upper deck arrange the furniture so it looks like people can barbecue out there, enjoy a nice cocktail, see the view, etc. Then take a wide angle shot of the space. Look through pictures here of how to make the deck inviting. It can be done for cheaply.

In 17 as someone said ditch the card table. It looks cheap and doesn't say card games. It says tacky. I see computer equipment. What is the room for and why is the view so stunted. Again you need it designed and done with a wide angle lens.

Ditch the garage pic. It screams, we don't have enough room for the ping pong table, barbecue (which should be on the back deck), rowing machine, etc.

Your last picture doesn't look inviting. It looks lonely.

Really, I can't emphasize enough how poor the pictures and the blurb are.

I sold my condo last year. Here are my pictures and the fabulous blurb my RE agent wrote. Notice how her blurb just lures you in with the fantasy of watching sunsets, or preparing meals in the kitchen? I sold my place for top dollar. Notice how the pictures lead you through the house and the balconies, so you feel in the pictures that you have a good idea of the rooms and how they look? (All were taken with a wide angle lens.

Thank you all for your help. After reading all of these comments about the pictures and verbiage the realtor wrote it's no wonder I've been so unimpressed with the realtors in Heber (this one is my 4th). I will definitely take all these words to heart, and will do a professional shoot once I take care of the other things you've all suggested, Of course I have no idea where I'll find a professional photographer over there, but I'll do my best. And cpartist your condo was stunning. I definitely see your point about the pictures. I'll keep everyone posted!

One more suggestion: prune the dead branches off any trees that are going to be in the photos. I realize that you have a complete forest here, so prioritize the choice of trees to prune. Opening up the view to the lake will add enormously to the appeal. And the view will photograph better. Stand where the photographer or the new owner would stand, take your own photos for a test, and decide if the yard needs more pruning.

In addition to what others have said the room with the fireplace is really jumping out at me. It looks really cramped and not much space to walk by. This makes you feel the room is too small. Maybe consider staging this as something else. Would a narrow dining table work there where the chairs are pushed in. Or just a couple of chairs and a coffee table for a small sitting area. Or rearrange the furniture so there is a proper walkway into the house. It looks like the front door is through the path that is too narrow behind the sofa.

Not to be critical - you say the home was built in 2005. That's only 12 years ago - the bathrooms really look dated, especially that bath room with the pine vanity and plastic trap, and the photos are very dark. Maybe that is the taste in your area of the country? Paint the garage door some color that blends into the color of the home.

I'm not sure what you mean by plastic trap? This bathroom was actually completed n 2010. The vanity was hand built and made to fit the rustic feel of a lakehouse. Are you saying rustic is out or pine or what? I'm sorry to ask so many questions but I'm pretty new to all of this. I really appreciate everyone taking time to help me - it's very kind!

I think it's a beautiful home in a beautiful place

yes to repainting thus bringing the beautiful wood out, cutting stuff in half (i mean removing whatever can be removed, whether equipment or everyday stuff that can be hidden, or -partially-decor..but do leave some)), ...I understand you did some of these already..bringing maybe lighter throw pillows..I'd remove the rug from the kitchen unless you absolutely need it..

and of course the pictures plainly don't do any justice to the house..need to be retaken, and don't be shy about it..I was shy, and didn't voice my concerns when we listed..and our pics were ten times better. They still were bad pics though.

And yes..you offer too much in your description:)

If somebody serious comes along then you can go into details with them. Let it be a nice surprise rather than expectation..if they even ask for something in the first place.

I'm not a fan of boob lights(unless they're some amazing vintage glass..)) but frankly wouldn't bother with changing them..buyers can figure that stuff themselves.

I wonder if the weather requires fans..house being on a lake and all that..but I know nothing about your climate

I think you need to attract people who like your taste. This downstairs master bath - you see that red box under the sink - you could put a chrome trap. ( I know it's not going to make the home sell - just a point. And the way that 'vanity' is 'shoved' in the corner - just not right.

I know you put your heart and soul into building this home - but I don't get the idea of a 'rustic lake home'. The other two bathrooms don't have a shower. Well one does - in the tub. More and more people are building larger showers. Most now use thermostatic valves, or single handle faucets - not double handle faucets. To me you built a 1960's home in 2008.

Why are you selling it, when it's only 12 yrs old?

It's a long story as to why I'm selling it. I still love the area and we still vacation there. But I now have 2 houses I'm trying to maintain and I'm single. I just feel very house heavy.

The upstairs master has a separate shower from the tub. I guess that's not visible from the pics. The hall bath has the soaking tub with the ability to shower.

I'm definitely saving everyone's comments and if I do decide to just go full force with marketing it as a vacation home and keeping it for awhile, I'll reinvest the money in some of these ideas that are more costly to make. Already checking into getting the painting done though. And will declutter more when I go over there next week. Once I've done those things I'll find a professional photographer to take new pics.

It is very cumbersome to traverse photos on the realtor's link. Could he put all the photos in one collection, in a logical order, instead of in four different groups?

You have a beautiful home, but there are tons of work need to be done on the house and listing. The listing presents a tired, dated, dark, dreary home, just going through the current photos make one feels depressing.

See the example apple-pie provided, the house is happy, bright, cheerful, charming and pretty. it speaks good taste (don't need to be expensive), and promises good time for everyone buys it.

You need to make up your mind on which segment of buyers you want to attract. Affluent vacation home owner, or a family's (2nd) home, or a small time rental for weekenders? then stage the house accordingly. You house needs to speak to them in the language they understand and they want to hear. You need to paint a picture that matches their dreams.

You definitely need to get a competent person to declutter and stage your home. You need professional photos ( by professional photographer or someone could take photos of professional quality). Talk to your realtor, or find another one. The current one is just wasting your time and money.

Please post again when you have made your planned changes.

I definitely will!

Oh just one more question - do you guys think I should paint the doors a different color if I go with the cream colors throughout the house? They're all that deep red color.

The woodwork is beautiful. I don't see any red doors, just natural wood doors which look great.

WOW, what a beautiful home! It's like my dream house as far as looks and being near water. I can look right past the paint and other small items, but I think the feedback here is wonderful, since some people can't envision their own spaces. Good luck :)

It looks like a very pretty house!

Update the outside pictures, too. I'm sure it looks a lot more attractive at this time of year, and it's not obvious that the house has been listed for quite a while.

Apart from what others have said, somehow the pics don't convey how large the house is. Maybe add a floor plan and some more expansive views of the rooms and the outside view from inside.

Your realtor definitely needs a professional photographer. The green paint itself MAY be fine if say, that bedroom isn't really that drab-ly dark. I think you said the salmon has already been repainted? Good...

I wouldn't add an extra laundry in the garage, and from what I see of the garage floor, it doesn't need painting. (Then again, there may be parts I cannot see.)

I love your woodwork, especially the kitchen cabs. If you leave any objects over cabinets, make them just a couple of items easily recognizable as to what they are - I spent too much time trying to figure them out while looking at that photo.

Agree with others about the nipple lights, too. And that write up!

I've hired a painter and have picked a gorgeous cream/off white color that I'll use on all walls that are painted the darker green. I picked a color that goes with the Nantucket Gray. I'll be hiring a professional photographer from this site that serves the Heber Springs area. Moving forward with all of your suggestions! Will also be putting in ceiling fans in rooms as was suggested. I'm excited and very grateful to all of you who offered to help!

I'm looking forward to seeing the updates. Now find yourself a RE agent who will actually help you too. :)

The other trade off you may need to make is whether to rent it or show it. I could see someone buying your property as a primary home as much as a vacation home since it is so large and not on a recreational lake. Someone who wants more privacy and serenity away from motor boats and weekend tourists.

Either way buyers will want to see it on the weekends. If the house is rented out it becomes much harder to sell. The new paint will update the look and help it sell but I'm wondering if accessibility is as much of a factor. If you really want to sell it you need to have a lock box on the door and have it available to show when people want to see it.

Good luck - I think you will be successful with the new paint color!