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You may have to talk to several Realtors to get their opinions, and come up with some sort of consensus. Without knowing why there are no comparable properties in your area it is difficult to give another suggestion. If your lot or home is over-improved for the area, that means the value will most not likely be what you think it is. If your home is much larger, you might not get the same cost per square foot as other homes in the area.

This may be a bad sign for you, especially if you think your house is worth more than other houses in your neighborhood. Homes maintain their value better if the neighboring properties are fairly similar.

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You can also get an appraiser. Although many people think that appraisers are better at "justifying" a price than in determining market value. THey may also be in a bind if there are no comparable property close by.

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Have an appraiser do an appraisal based on "replacement value” and go from there. List it for sale at this price and if it receives no offers in 30 days, it is probably too high. Lower the price by 10% every couple of weeks until you have reached the bottom price and you are not willing to accept less, extend the listing for 6 months and wait. Make sure the Agent has been advertising the property to potential buyers during all of this time. There is a buyer for every property, as long as they know it is for sale at a reasonable price.

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