If the property could use some staging, curb appeal (like flowers in the front yard) or professional photos, make whatever improvements that will allow the property to show better.  

Then have another broker preview and host open house.  Consider adjusting the price slightly to an odd, memorable number.  That can help people remember you.

Take off the market for 30 days.  It will reset as a new listing and during this time take new pics, videos and spruce the place up.

Many of the more unethical agents pull the listing for s few days, then re-list it. That activity stinks. Better is highlight any improvements the seller has made since listed and do another Brokers' Open House and promote it at your local board meeting.

Our "sweet spot" for market times is in the $225,000 to $325,000 range and averages 41 days. Ninety days wouldn't even cause a flinch in the $400K plus point. Knowing that and that condition, accessibility or location are not an issue this might be a candidate for a bump UP in price. YOU have to believe it;s right! 

Price reduction, curb appeal, staging.

You need to determine what is the cause of the home not selling. For lack of showings it can be lack of curb appeal or poor photos. If you have received some showings you may need to retarget you advertising to the most likely buyer. Offer a Home Warranty to the purchase. 

Hank Dugie - new pictures, new description and everything new - if seller can spend some money on staging before taking the new pictures will help greatly.

See if owners want to spend any money on things like painting, a new front door, sealing the driveway, a new mailbox, trees or landscaping, etc. Offer buyer incentives like $5000.00 in closing costs assistance.

Take a very close look at the interior and exterior condition and appearance. Upgrade the photographs.

This is old school (and time consuming), which is why so few agents in my area still do it...I make a list of the brokers who have sold in the last six months in my listing's area, and I call them up.  I tell them about the house, its recent improvements, and ask them if they have any buyers who are looking in the neighborhood.

Sometimes, a simple phone call will do the trick. 

Good morning Hank. Sure price is the simple answer. Can the curb appeal be improved and how about the photos?

Hank nailed this one!

Happy Holidays, Merry Christmas and a very Happy New Year!

Who is target market?  Do direct mail campaign, drop of fliers in neighborhood,facebook ad, reverse prospecting in mls , highlight listing in realtor.co

Paint the front door.  Plant some flowers. Offer a bonus.

Many of the websites will flag the listing if it has "any" change, so updating a photo or a remark will often trigger an new "alert" to people looking for properties like it.  You don't always have to reduce price, but that too will generate an alert.

You can take new pictures. New MLS remarks, hold a benefit/charity activity open house, area few that come to mind.

cancel the listing in mls, and resubmit it .....it will come on as NEW....

Hank, the answer to your question depends on where you believe the buyer will originate. You can determine this by mining your MLS and Tax databases for that community.

If the data shows the buyer is local, then curb appeal and long tail blogs work great stimulated by EBM triggers.

If the buyer is from the Ozarks, you want to game the on-line presence. You need to learn how your MLS's infrastructure works then make it work for you. When you do you will will disturb some of the grouches who are members of your MLS, but that's just business.

Then invest in 24 stamps to leverage other events. You should perish the thought that 90 days or more does not serve your buyer well. 

More options are available, but, they would require more knowledge of the sellers goal, motivation and greater purpose.

Opps! I forgot to include this very important piece. If your level 1 plus level 2 showings are greater than 10 times monthly sales in the community, you should know your marketing IS WORKING and buyers are rejecting the house. It is outside the buyer value bracket. Creating more traffic will not solve this issue.

If however level 1 plus level 2 showings are LESS than 10 times monthly sales for the community, the you need to create stimulus.  Without more data, the right path for you, regarding this house, is not known.