Selling an unusual property?
My husband and I bought what we thought was the perfect house for us a little under a year ago - nice and roomy, needed some work but lots of character, plenty of land for fruit trees and gardening and animals. Well, turns out that a lot of house on a lot of land is a LOT of work, so we're now eager to get rid of it and move into something cheaper/smaller.
So now I'm trying to do some research on the best way to sell this place. The trouble is that it's really unusual for the area. This area is basically subdivision central, tons of brand new construction on tiny lots. Most of the homes on Zillow have been built in the past five years. Our house, on the other hand, was built in 1972. It looks nice from the outside if you like the farmhouse look, but the inside is fairly dated. We've fixed all the practical issues (new roof, new furnace, new windows, etc.) and updated a few things inside, but the inside is still fairly dated and still needs new carpet upstairs and complete makeovers for the kitchen and one of the bathrooms.
In addition to the obvious aesthetic issues, we're just in a weird position in the market. Our house is about 3500 square feet on 6 acres of land with a barn (but not totally rural - only about fifteen minutes from jobs/shopping), so we're obviously selling to a niche market, not the average suburban family. From what I can tell on Zillow, there is not a single house like ours for sale right now. Everything else with land is either a trailer or tear-down shack on a big chunk of land (these seem to go for $50k-140k or so) or a newly built mansion (generally selling for $350k and up). Our house, from what I can tell from the half dozen vaguely similar houses that sold in the last year, is worth somewhere between $200k and 230k. I'm not sure if being all alone in that market segment will help or hurt us.
So, all that lengthy backstory aside, here are my questions:
1. All the realtors that I can find around here focus on the shiny new subdivision houses. Will they be able to effectively sell a semi-rural fixer-upper or should I try the FSBO route? If a realtor is the best route, are there any specific questions I should ask regarding our situation?
2. What should be done differently when selling a house with obvious aesthetic issues? We've been undertaking cheaper fixes (paint, updated tile, light fixtures and faucets) here and there, but we don't have money to completely remodel the kitchen or bathroom any time in the next year or two, and we'd really like to sell the place sooner than that.
3. I know that pricing is the best way to get a quick sale. We owe about $190k and I'm pretty sure the place is worth somewhere around $215k. How much of the difference can we expect to lose in fees and taxes (ie, how low could we realistically go and still cover the mortgage)?
Aaaand any other advice you think would be helpful to a first-time seller with a weird property... I really appreciate any help you guys can give me.