How can I possibly get through to my sellers that if they are getting showings and we have not yet sold then there's a problem?

If you have had 37 showings and no offers...something has to change. Tell them if you can't change the negative( smoke,wallpaper etc) that they will have to reduce the price. I had one of these recently, we ( the homeowner , and I)had agreed in the beginning that after a certain amount of showings (10 in this case) that we would reduce the price. Of course when the time came the didn't want to do it. After another 10 showings (and no offers)I sent them two amendments...one reduced the price, the other withdrew the listing from my brokerage. I told them to pick one and send it back to me. They sent back the price reduction.

I agree with Cait -- I'm sure you are having feedback that indicates a problem with the home or the price.  Frequently realtors call in support by calling us in for a staging consultation.  Frequently the seller is more willing to make updates and improvements to the homes presentation when they realize their "special home" is not going to fly off the market!  Realtors we work with are amazed at the work their clients are willing to do after meeting with us -- even though they may have recommended the same work -- because we are the "experts"!  A good stager knows how to eliminate smoking odors effectively and permanently.  We stress to clients -- do you want to sell at a discounted price or full price and do some work.  Good luck!

Teresa,

Your sellers need to get on the ball! Money Talks! And if they don't want to use some elbow grease and clean up their smokey house and remove the wall paper (which is NOT a big task if you think about it) then they MUST reduce their price! Think about it...what cost is it going to take to "work" at making your house more appealing? The price of the "reduction"??? This is a no-brainer... sheesh! Some people just don't get it...and it's up to YOU to educate them sometimes... I sold one of my houses (AFTER I WORKED on it myself...I was told I'd never get what I was asking for, and I was NOT willing to REDUCE the purchase price...so I worked...and let me tell you, it paid off nicely) MONEY TALKS...

Sometimes you just get really stubborn clients that think their home doesn't need changes, or that they need to change.  Just last night I let a listing expire.  The owner wouldn't allow open houses, half the time when I called to set up a showing, it wasn't convenient for them, etc. etc.  This was so frustrating especially after all the money I put out for advertising.  I'm good, but I'm not a miracle worker.

Teresa,

It seems we all run into these type of sellers.  Do not beat yourself up.  It sounds like you are doing everything right. 

The feed back is telling them what they dom't want to hear.  What I have done under the same exact circumstances was to call my clients tell them to be ready on Saturday at 11:00AM I was taking them out to see their competition.  I hand selected the homes in the price range they should be in and the homes priced to theirs.  After 6 houses they got the message and we reduced.  If they didn't I was going to ask them to release me from their contract.

People hire us to work for them because of our knowledge and experience, if they don't take our advice then there isn't any reason to hold them to a contract.

I like Caits"pick one" approach, I think I am going to adopt it if she doesn't mind.  Good Luck, let me know how you make out.

wow  37 showings you have a great plan in place. Sounds like it is priced right too. The only suggestion I have is to get them to bring in one of those companies that clean up smoke ordor and then start smoking outside. Hopefully you will sell before winter

I recently non-renewed an expiring listing for this reason.  We rarely had ANY requests for showings in the six months listed.  (maybe two)  We reduced $10K every four weeks until I finally gave up when the seller told me he didn't want to reduce it anymore.  This home had tons of negatives that were apparent to everyone except the sellers.