100k below what? One million? 300k?

Did you work that offer? Where did it break down?

Not sure what number of hits has to do with anything.

How many properties like yours are sold in your immediate area in a month?

What does the comps say. What are similar properties in the area that has sold fairly recently? How much did they sell for. That should tell you if you are over priced or not. Also whether an offer is super low or not you should always counter even if it is at a higher price.

If the property is listed on the important sites and where people in the area will be looking. Assuming has good pictures and a good description then what else is there to do. Hits doesn't matter so much. It can be an indication on how many people viewed the property, but it also includes web crawlers and such and not everyone viewing is looking to buy so I wouldn't worry about hits at all. Only that it is available, listed in the right spots and no errors, ie if you use the zipcode or county, or general area those are correct and it will pull up.

Have your realtor complete an updated comparative analysis. Given you have a property type that is very specific and the market is relatively small, this analysis should be for a period of at least one year, include the entire county and only include properties of similar size and utility as yours. You will want to see the sold properties, the under contract and the active listings. That is the first thing you should do.

Second, take a very hard look at your on-line listing. Is the description accurate, professional and inviting. Are the pictures good? Did a professional take the pictures using a really good camera? Are there things in the pictures that shouldn't be in them? At a minimum the on-line listing sites should be Realtor.com, Zillow.com and Trulia.com along with the Broker's website and realtor's, if they have one. Beyond that, it's just noise.

Third, have you gotten rid of all of the clutter? Is there clutter in your listing pictures? Get rid of it. Are there things that need to be updated? Is the paint fresh? Is there deferred maintenance? Be really hard on yourself.

Once you have completed these items, you may want to change realtors or you may want to take it off the market and start over. The fact that your agent tried to price it above the market was unfair to you. It created unreasonable expectations and set you up for disappointment. It's not professional. This makes me question the realtor's competence. This needs to be priced and marketed correctly. Is it? If not, you will want to shop for a new agent.

If you decide to get a new agent, whatever you do, don't sign a listing agreement longer than six months. You need to be able to move forward if your agent proves to be ineffective.

Good luck to you.

Thank you all for the comments. There are really no properties like this in the area. I've had this realtor, who I'm unsure of, and another realtor who sold my house in a nearby area, tell me that there are no comps to really go by. There really are no similar properties. There is one that has been on the market for quite awhile and it seems overpriced. The house on that property is way nicer. We are selling this house as is. It's been a rental property for 20 years and would be expensive to fix up. The big barn is in good shape and so is the metal workshop/barn. There is also a pond. That said, I could live in the house easily. There are quite a few things that need to be done but most are updating, just still has the old fixtures, etc., and looks tired. It was built in 1969 and is what it is, no updates really at all.

I think she did an analysis before we listed but am not sure. I will check on that.

The asking price is 395,000 and the only offer we've had has been 265,000. We've had a couple interested who wanted to just buy the house and a few acres.

The hits I thought would just be something good to know, but maybe not. Public hits 485 and agents 244. Seems like a lot for 8 showings and one offer but again, maybe those aren't all legit hits.

Thanks again. I just don't want to be unfair to the agent and think there are things that need to be done, when in fact she is doing them, but there have been several red flags and this is too important to me to make a mistake.

I will check on some of the suggestions above and thanks again for the responses.

Lea, I can understand your frustration. Do remember- if your agent's major marketing strategy is to place your listing on websites, then you'll get a lot of "looky-loos". People who are looking, punch in a value and up come the listings. Then they click on every one of them. People who aren't looking to buy, but may be curious about the area, and want to know what they might get for their money. People who aren't looking, but this is a hobby. Speculators who look for a good deal. Realtors, themselves, who look for clients. And on and on. So number of hits is a very poor indicator of actual interest.

Additionally, these listing are available to Realtors, who also punch in values for buyers. So- your home shows up in a price range that includes $400,000 homes, in the area. Does it compete, at that price? You've been honest about the condition. Imagine if you had $400K to spend- unless you, the buyer, are looking for a real project/possible tear down plus land maintenance etc, you'd probably quickly move on to move-in ready or another property that better fits your needs. That's the danger of being listed too high- the home can look like the not-very-atrractive little sister serving punch at her pretty sister's prom.

A last thing- If I were you, I'd ask my agent what else is being done to market an unique property. If there are no comps, then you're looking for a specific buyer. How many other local Realtors have been contacted? Do they have interested buyers? If so, what's the feedback? Does your agent have any in-roads with locals who are interested in this sort of property?

This may all be seasonal. But my fear for you (I'm a homeowner, too!) is that you've become a pocket client with a property that isn't being actively marketed. A "wishtit" property, as in "I wish it would sell."

Thanks for your reply. I've been thinking we should Market it as a hobby Farm. Where I live those are very popular. I feel like the listing is very lackluster but then again I don't know how much detail to go into.. I really am concerned that this may sit there for quite a while. I really don't know how to Market it as a hobby farm and I just feel like the realtor isn't interested in doing that. I'm not even sure if I'm correct. I'm just grasping at straws.

in my state (TX) there are 'publications' (for lack of a better word) that are for real estate only in the rural/farm/ranch/acreage (with or without a home) properties. Hopefully there is some such 'magazine' where your property could be listed - I am certain there would be a cost to you (or your realtor) to list the property. But it is designed for someone who is looking for that type property.

The realtor MUST educate you about your market. If they don't understand it and can't explain it, how can they market it effectively? How can you understand the value? As an appraiser, I can tell you that there are always comparable properties. They don't know what they are doing or won't take the time to find out.

What I am trying to determine is where the value lies in the property? Is it the land, the barn, the improvements, the home, a combination? Is this really a residential or commercial property?

While we don't want you to get too specific, how many acres are involved? Does it have ponds, streams or water? Is it pasture or wooded? How large is the house? What State is this property located? How close is the nearest town? How close is the nearest large city? Why is it unique?

I sold a small 20 acre "hobby farm" 2 years ago in WNY. My original Realtor was going to price it too high. The Realtor I ended up working with pulled lots of comps, and we priced it from there. We didn't market it as a "hobby farm", but did show the barn, pasture and pond in the photos. We also mentioned how many horses were allowed per acre, as there is a limit in my area.

We got it to market late in the summer, and finally sold it the following May. Actually, it'll be 2 years ago on May 10th. I had one person that came multiple times that looked at it, he really only wanted the acreage, barn & pond .. he didn't like the house at all. He also offered very low, $150K less than the $285K list price. We finally stopped showing it to him. A couple bought it for close to list price, they don't use the land, they just wanted to live in the country.

There were comps, but lots of variation. Maybe you needs a new Realtor? Now is the time to lower the price, if you are going to do it ... this is prime selling season.

I've always been told this would take time to sell, but yes, I do need to lower the price. It is 24 acres...One large barn, good shape, one smaller metal barn/workshop. Both have electricity. One pond and stream.. 12 acres are under contract for farming. It's great land for that for livestock. Flat land, some woods in the back but not much. Only 5 miles to very small town, but 15 minutes to anything you would want, and 35 miles from Cincinnati. Not remote at all. Nice homes in the area. Very few farms like this. Several people have wanted the house and a few acres...others think house needs too much work. House is totally livable but not updated and does need work. Just at this point not a dream home in the country. I don't know why she says it's unique other than that there are only a handful of properties like this in the area with the house and acreage. The value is in the land. It's a small brick 1969 ranch, not updated...HUGE basement and 2+car garage that I'd love to have here. I'm just thinking the price is too high but also that i'ts not being marketed. She says she's done the comps so....

You need a new realtor. This one is a total dud. Are you locked into this one still? If not, dumb her!

Still locked in. I'm going to call her and see what I can do, see if I can't get out of the contract. If I can't, I may see about having her broker join her and hope he's better to deal with. Don't know what else to do at this point.

Have four more months to go on contract::

Okay. The 24 acres is improved farmland. That's an income producing property. The house is habitable, but dated. It has usefulness. If in good repair, the barns are useful. The land also has value for livestock.

You need to find out what the price per acre is in your area. Make your realtor search the MLS for 10-50 acre sales in the county and in adjacent counties in the last 2 years. Also get them to search for large parcels with homes and outbuildings of at least 10-50 acres. Find out what the price per acre is for usable farmland.

You also need to find a realtor that specializes in rural farms and land. I suggest you contact the Farm Credit lender in the area or the county extension agent. Ask them. Go into the local bank and ask for a referral to a local appraiser. They should know one in the area that they have used. I would spend a little money upfront and get an appraisal by a real property appraiser.

It certainly sounds as if your real estate agent doesn't know what they are doing. They haven't applied any reasonable method to determining the market value other than throwing their hands up in the air, pulling out a number from a hat and saying there are no comparable properties.

One thing you do know, your current price is too high. What you need to know is how badly it's over priced. There is a price. Good idea to involve the broker. An appraiser will be more creative about finding comparable properties and providing explanations. I don't usually advise people to spend the money when you can come close to value with a realtor's property analysis for free. In this case, because income property is involved and the potential complexity, I think you would be well-served to get an appraisal.

I'm working on some of the suggestions above and in doing so I pulled out the contract to see if I could find anything that would help me terminate. So speaking of terminating I find that there is no termination date on the listing contract. That's totally blank. I'm trying to find out now if that voids the entire contract and all its conditions.

Just call the agent up and tell her you are dissatisfied with the service and need an email shot over to you saying you are released.

At least an email. Here we have a specific termination form with full release.

Was just in touch with tat on the seed forum she and dh are buying land in the cinci, oh area.

Seed forum? Thanks. I'll see if I can find them. Thanks for letting me know!