Bad news? Need some hope, ideas

[Mary R.]

Sales here don't appear great. I'm hoping to get some hopeful, positive feedback and suggestions from you folks who do this repeatedly:
My house is move-in ready, no repairs need made.
Is my competition with others that are similar, with the fixer-uppers, or both?
What should I price this house at, and how do I market it?
I plan to sell FSBO, and would list it at the low end of the appropriate range to sell quickly.
The $145 house with the mountain view is across the street, the $91,800 HUD fixer is around the corner...

This is the local competition (in the same subdivision hoa) . All 3 bed/2 bath, similar size, all Jan 7, 2011. several foreclosures have had prices reduced, and there are a few houses that were taken off market because they didn't sell after months, some up to a year.

$91,800 foreclosure
Days on realtor.com 52 days zillow 46 days

$89,900 Price Reduced FIX-UP!
Days on realtor.com 74 days Zillow 74

$118,000 Price Reduced ready to move in. plantation shutters & laminate wood flooring in bedrooms. Potential short sale - subject to lender's approval.
January 7, Days on Realtor.com 90 days

$90,000 Price Reduced fix up. starter home or investment Cooling system needs replacing. Sold as is no repairs
Days on realtor.com 262 days (8.73 months)

and these two:
$145,000
Lovely 3/2 home freshly painted magnificent unobstructed mountain views. premium lot
realtor.com 67 days Zillow 66 days

$124,000 Price reduced
Range price $124,000-129,000. Bright, beautiful CLEAN! NOT short sale or REO, this immaculate home is ready to go! New wood laminate flooring w/transferrable warranty, new water heater; newer wood blinds and custom interior paint; fascia just painted, & new solar screens just installed

2 "recently" solds
06/04/2010 Sold: $128,856
04/19/2010 Sold: $120,000

Thanks for reaading this. Any thoughts or suggestions?

[Account Closed]

First of all if your going to sell the home yourself you are going to need to figure out how to market it. If the right people don't know that your home is for sale it probably won't sell.

You need to have a good idea of what the home could sell for. Knowing your competition certainly helps, but you want to bring people in that know what makes your house different or better than the competition.

You also need more recent sales comps. The comps you provided are to old. You also want them to be similar in style, size, age, bedrooms, baths and other features. If they are not any most homes are not then adjustments must be made.

Are you going to put the house on the MLS? If so, have you considered if you would pay the buyer's RE agent a buyer's commission?

Are you planning on open houses? Will you be available to show the house and discuss the house with any potential buyers?

There's a lot that goes into selling a house. So you will want to plan on being prepared so as to increase your chances of selling the house timely and successfully.