Please understand that I want to help you sell your home, but you need to understand a few things first.
1) There are 37% more active listings on the MLS, than the same time last year AND
2) There were only 685 closed sales recorded on the MLS in the month of September. There is only one other year since 1996, that had less. That was the year 2000.
This is not a good time to be a seller. If you really want to sell you will have to be competitively priced. This may be getting less than that magic number you have in your head. This is not the time to test the market, or think that because you have the “best” house in the area, you will get what you want.
Get a really thorough market analysis, price well, and be prepared to negotiate. Don’t dismiss that offer for 10% than asking. Buyers are looking for a good deal. If you really want to sell, your home will have to be it.