Benefits of listing your home with a Realtor:

• Realtors know the market and can help you get the best price for your home.

• Realtors have a vested interest in selling your home for the highest amount possible.

• Realtors have far greater resources for locating buyers and bringing them into your home, such as the Multiple Listing Service (MLS) which lists recent sale prices of homes similar to yours in your neighborhood - this is the key to determining your home's worth.

• Realtors advertise your home in the MLS, Realtor magazines, classified ads, on Realtor.com, and will hold open houses.

• Realtors make sure in advance that prospective buyers are financially able to buy your home.

• Realtors aren't emotionally invested in your home so we will keep cool level heads during the negotiation process.

• Realtors save you valuable time, working many hours behind the scene when we are not in your presence.

Did you know?

• When buyers consider a home for sale by owner (FSBO), they discount any offer made in recognition that there is no commission. Put yourself in the buyers' shoes. The dollar savings that you initially anticipated is considerably less than expected.

• Advertising costs of selling your own home can amount quickly and consume any savings you might expect from trying to sell your own home.

• Studies by the National Association of Realtors have consistently demonstrated that FSBOs average a lower sales price than professionals. For example, the 2005 Profile of Home Buyers and Sellers indicated that FSBO sales sold for more than 13% less than comparable homes sold by a real estate agent.

• FSBOs take longer to close and don't sell for as much per square foot as similar homes sold through an agent.

• Since FSBO properties do not sell as quickly as a home listed with an agent, carrying costs (i.e. mortgage, taxes, insurance, utilities, and repairs) will inevitably eat into any profits derived from the sale of the property.

• You are much more likely to get multiple offers when your home is professionally marketed.

How long is too long? It's not an exact science, but there are some helpful indicators. In a dry market, a sales period of six months to one year isn't unusual. Look at recent sales reports of similar homes nearby to determine a reasonable selling interval. In a hot seller's market, a house that hasn't sold within one month indicates a problem. In either case, there are several steps you can take before putting up the white flag.

6. Take out some extra online ads or print ads, even if your agent is doing a good job with promotions. Look for out-of-the-ordinary places to advertise, such as trade magazines, company newsletters and other alternative resources. You can even offer perks to buyers, such as a cash bonus or a season ski pass.

9. Is your listing agent giving your house adequate attention? If not, start by having a candid talk. If there's no change, discuss the problem with the firm's broker. As a last resort, wait until your listing agreement expires and find an agent with a proven track record in your area. On the other hand, if you have a fabulous agent but the market is underwater, consider offering an increased commission or a bonus for your listing agent as extra incentive. If you do sweeten the pot for your agent, amend your listing contract to reflect the change, and be sure it's added to the Multiple Listing Service (MLS) book -- buyer agents will also be inspired to give your house extra attention.

If you've tried the tips above, you're confident that your asking price is competitive, you have an ace agent and you're still not getting any action, it's probably time to take your house off the market. Here are some ways to make the most of it:

Choose your selling season. If you can afford to do so, relist during a more dependable selling season. After warming up in late winter, the market typically starts to peak from the ides of April (yep, tax season makes a difference) until June, when longer days and splashes of garden color make homes look their best. In summer, the market slows to a crawl, followed by a second peak from September to Thanksgiving. From then until January, the market tends to be as cold as a Midwestern winter, but it can also be advantageous to list while the competition is sleeping. Research the trends in your area: If you live near a winter resort, for example, winter may be the savviest time to sell.

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