Open-ended waiting is what got you here. This plan has dates on it.
Total days on market. Number and size of price changes. Showing count by week. Every piece of written feedback. Any offer, and why it died. Your current loan payoff and monthly payment.
Price, condition, marketing, loan. Write one sentence naming the dominant cause. If you genuinely can't, the answer is usually price plus a weak first photo — but don't skip the step.
Ask your agent (or, if the agreement's over, an agent you'd consider) for a written net sheet at a price that actually reflects unrenovated comps and any disclosed repairs. Commission, estimated repair credits, closing costs, and a realistic days-to-close. Then add your monthly carrying cost times the months it will take.
If you'd consider holding it, run the landlord math: realistic rent minus payment, taxes, insurance, HOA, management, vacancy, and a maintenance reserve.
Call us. One walkthrough, then a written offer — cash and, if the loan calls for it, subject-to. No commission, no repairs, no carrying months. It's the third column, and it's free to get. The direct-sale page explains the mechanics.
Not list prices. Not hopes. The number that lands in your account, and the date it lands. The comparison page shows how to line them up.
Tell your spouse, your agent, and us: "I decide on the fourteenth." The single biggest cost in a stalled sale is the month you spend not deciding.
The relaunch goes live with new photos, rewritten remarks, open access, and one decisive number. Set a second checkpoint at day 45.
Rental listing live, screening criteria written down, a property manager interviewed if you're out of state.
Escrow opens at a Las Vegas title company inside a few days of acceptance. A cash closing can fund before day 30; a subject-to closing shortly after. You pick the move-out date.
Read the protection-period clause in your old agreement before you do anything else (we're not attorneys — if it's unclear, ask yours). Don't sign a new listing agreement on day one out of momentum; the agents calling you the morning after expiration are running a business, and some are excellent, but the same conditions that stalled the first listing are usually still there. Take the 30 days. Get all three sheets. Then decide. Neighborhood-specific notes for Desert Shores, Paradise, Whitney, and the rest are on the neighborhoods page.
Give Alex the address and the loan basics. A written direct offer is the fastest number on this plan to get.
(725) 525-6473Everything on this site is safe to act on while you're listed — testing the price, fixing what the inspection flagged, auditing the marketing — because that's work you do with your agent. The one thing we won't do is buy a house that's under an active exclusive listing agreement. If that's you, let the agreement run its course or have your agent present our written offer as a backup. Once it has expired or been withdrawn, or if you're selling on your own, the direct-sale path is open to you immediately.
Thirty days from today, the house should be a decision you made — not a question you're still asking.