Hyattsville Hills has had a very strong summer market, in the last 180 days, 16 homes have listed and sold.  The median listing price has been $390,000 and closed  99.09 percent of the list price.  The highest sale has been $622,500 and the lowest $189,900.

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In our various phone calls you shared that your home has had high levels of traffic based on the first agent's photographs and online exposure.  

 

In my opinion, based on a physical inspection of the property, is that once the furniture was removed it allowed some of the current issues to take front stage.   For example, the living and dining room show worn floors, but the master bedroom shows really nice because it is still furnished.  I would guess that the groups of buyers who saw the staged pictures online, did not experience the house in the way they expected.   When you combine this with being one of the highest priced listings in the neighborhood, the outcome is that they don't write offers.

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Entering the Fall Market, I would estimate that in it's current state the market value is $385,000, if you did the suggested upgrades and had the property professionally staged, I would estimate the value to increase to $395-400k.

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I know that this is a great deal lower than your last list price, but the median days on the market in this neighborhood is 12 .   Your price positioning is the most important factor in the marketing of this home.

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