You are battling market conditions and alot of competition right now. Forget about what you paid or what your home or property was worth in 2006, 2007.  It's over, at least for a while. There are alot of external forces that are out of your control.  Right now the ecomomy has many buyers sitting a little uneasy.  Buyers want to know if the market will go down, are they buying at the bottom.  Is this the best value in the market-there is alot to choose from. So, when it comes to pricing your home, let your real estate agent get the facts to you.  Add a coat of fresh paint, window boxes, clean your carpet, declutter and price it at or just below the market.  That is... if you want to sell.  Also, make sure you have an experienced Realtor that has a marketing plan for your home. For more information give me a call at 406-220-2013.