Your listing is not selling. Here is what to do next.

The pattern of activity tells you where the problem is.

• Few showings. Buyers are skipping it online. Look at price, the first photo, and which search price ranges it lands in.
• Showings, but no offers. Buyers see it in person and say no. Usually it is price against what else they toured, or condition the photos did not show.
• Offers that fall apart. The problem is later in the deal: inspection, appraisal or financing. Find out which, before you change anything else.

Active listings are what sellers hope for. Closed and pending sales are what buyers paid. Pull the nearby expired listings too, because they show you exactly which prices did not work.

Then check how buyers search. A home listed just above a round number never appears for the buyers whose search stops at it.

Vacant rooms photograph small and cold. Staging or virtual staging the main rooms, a stronger first photo and a description that leads with what buyers in that price range want often do more than another paid ad.

Call the buyer agents who showed it and ask what their clients said, and what they bought instead. Call the agents who sold nearby. Their answers are the most honest feedback you will get, and you need them for the next step.

A seller who will not drop again usually does not want to hear an opinion. Bring them facts instead: days on market against the neighborhood, showings per week, the feedback you collected, and what sold while you waited.

Then give them options, each with its trade off: change the price, change the condition, change the terms, or wait. Agree on a date to look again, so the next conversation is already scheduled rather than dreaded.

• Your broker has seen more stalled listings than you have, and asking is free. Bring them the same facts you would bring the seller.
• Anything about your listing agreement, offering concessions, changing the terms or what you must disclose is a question for your broker first. Those rules vary by state and by office.
• Advisors on RealAly agree, before they are listed, never to use a session to recruit you to their brokerage or team. You keep your broker; you just get a second opinion from outside the office.

How long before a listing is considered stale?

It depends on your market. Compare your days on market to the median for similar homes nearby. Once you are well past it with little activity, buyers start assuming something is wrong.

Should I tell my broker my listing is not selling?

Yes. Your broker is responsible for your listings and has likely seen this before. Going to them early, with your numbers, reads as professional rather than as failure.