@Harry Williams sorry this might be a bit long lol.
I guess I'm a bit late because the listing has been removed from BP so I can't view your property. I'm very familiar with the Atlanta market both as a Realtor & a rehabber, and based on what you said; 3 things seem to be the main reasons IMO
1. The PRICE (everyone always tend to believe their house is the best on the market and deserves to be sold for more, unfortunately, real estate market is NOT like that. every updates and additions MUST support that price you ask for to the T. if I'm a buyer's agent I will not allow my client pay so much for a house that is not worth the listing price because I will religiously pull comps and if your price is unreasonable? we won't even waste time with an offer( thats why you got 22 showings and no offer)
2. The house was over-rehabbed:
most rehabbers tend to flip a house as if its a house that they want to live in, so they change and update every detail with overly expensive details and go too deep on a rehab, spend way too much and struggle with the listing price and appraisal!! bad idea, you should go with what the buyers are attracted to in that area, buy good quality materials but constantly watch for your margin like a hawk!!. being a realtor and a rehabber taught me that, almost the hard way!
3. It is not staged.
most rehabbers feel like they are 'saving" money by not hiring a home stager to stage their empty homes before listing it, but truth is, they are losing a lot of money. a GREAT stager would have been able to solve that storage issue you mentioned by making the buyers see HOW even an external storage could fit well into that house. a stager can literally transform a house making the buyers see themselves living there as soon as they walk in.
lastly, did you tell your agent how much you wanted the house to be listed for OR he/she told you the approximate listing price based on realistic comps pulled, and speaking with other realtors in that neigborhood? some homeowners are controlling with price fixing because they feel they know how much their house should be worth lol and to avoid confrontations, agents just accepts to list for that price they demanded, knowing fully well it wont sell for that price..there is no reason why that house should have gotten 22 showings and not a single offer if you crossed all 3 things. it upsets me lol but don't give up, reduce the price if you must, run it as an Easter promo and let it go. each rehab is a lesson
