I started reading this a few days ago and finally caught up. I like the house and think that the fact that it's in a college town is a huge selling point for people looking to commute to school, even if they have to bike or something. I also think the house and yard have some really good selling points, but agree with pp's about the state of some of the different areas of the house and outside.
I'm just not feeling the love there. And I don't think it's just bad pictures, necessarily. I just don't see what I'd like to see in today's homes, given the fact that we now live in an HGTV world. That is what many people today are looking for; that's what I'd be looking for. And I don't just mean high end. I mean sparkly clean, modern, warm and inviting. As others have said, I don't think your far off, but the home needs some TLC in a big way. I think the house as shown, or maybe even empty, just isn't any of those things. But it sure could be with some minor, relatively inexpensive tweaks. You've had plenty of good advice already, but I'll add my two cents as well because I like homes.
I liked the original picture of the kitchen better than yours. (I should probably mention I'm a hobby photographer, too, so that could influence the way I view pictures, but hey.) The first angle was better, as it showed, IMO, a more livable kitchen with better space. (And I agree the valance has to go!) As a potential buyer I'd actually like to see both angles before I get to the house so there are no surprises. I suspect that it's a hard room to photograph and in person it's probably more spacious, idk. You can go to a curtain store or outlet, or even a dollar store, and pick out a more modern, bright, smaller valance for pennies that would look so much better. (And clean the window - not that it's dirty but make it shine!) As a fellow white cabinet owner, I'd suggest finding a pretty valance that adds some deep color, my personal preference is jewel tones. Pale yellow on white is just blah. You want it to pop. That metal baker's rack is also very 80s. Time to go if it hasn't already.
Some of the antique pieces you had there (I realize they're now gone) have the potential to be very nice but ideally they're part of a theme - not just thrown in with a basic leather couch and chairs and huge flat screen TV if ykwim. And speaking of couches, the old sheet covering one is just bad. I saw you have a big Lab and can appreciate covering furniture if they like to lay on it or whatever, but go to Bed Bath and Beyond where they have a big pet section and get a pet blanket that's meant for that purpose, it would look a lot better. (And maybe take it off when pics are done - speaking not just to you here, but others who may also be looking to show their house.) I also agree with having some artwork on walls, perhaps. I noticed some pics in the hallway that were badly hung and hanging forward. I love family pics and such but sometimes small pics are better on a shelf and some type of artwork is better on a large wall. I would suggest a canvas painting grouping that you can pick up super cheaply for that hallway. (They have them at
Walmart and Target.) The bathroom needs some warmth. Agree with pretty towels and maybe something on the wall. I would not use a flash when taking pics in there as the shower is very bright and reflective already. I like a pretty box of tissues on the toilet. Maybe a seasonal box. (I have fall leaves tissues now.) Bedrooms seemed a little cramped. Minimize what you have in there. Make sure buyers see that there is space to walk without banging your toe in the middle of the night. And in the bedrooms, clean windows, cute, new curtains, lather, rinse, repeat. (Again, some cute inexpensive ones at Walmart and Target. Check clearance online too.) I might actually just throw up some sheers. I can't remember from the pics if you have window shades in there, but as a buyer, I would want nice, functional ones as well. Or, alternatively, you could get roman type shades, but honestly sheers are a lot easier. I would also try to clean the fireplace if you can, above the opening.
Ah, the yards. I was a little shocked to see what a big front yard you have in one of the pics! That's a great feature! Again, as with the kitchen, I'd like to see both angles of the yard, the one that shows the big lawn, and then the one with the walkway to the door. (Is there a walkway from the garage? I am a little confused by the pics.) I like what you did with the walkway and the flowers. After you clean up the yard, I would probably add two adirondack type chairs, or whatever type of "chairs to relax in" you have in Alabama, at an angle overlooking the yard. No need for a table, just two chairs that you can take with you. Same for the back yard. You can use them in your new house later. They have colored chairs now so you can pick out some that match the house. I wouldn't do plastic but if you do, find some nice ones - from a distance you might not know. The nicer chairs are made of a resin material. (I have some brown ones and they've held up perfectly for about eight years now.) That would add some nice warmth, IMO. Buyers would picture themselves relaxing with a cool drink out in the yard after coming home from work, or having coffee out there in the morning, or whatever. But definitely get the landscaping done. I agree with cabanafrau that seeing how it is right now would make me think I'd have to get out there to do it myself, and I just wouldn't want to conjure up that energy after a move, or anytime, really.
I think you should stage your main rooms simply. Target has some cute furniture that wouldn't break the bank. You could even sell it later or use it yourself. Just a few things. There used to be a show and a designer I can't think of the name right now, but it was one of the earlier HGTV shows and the designer would come in and fix up a house for sale with just a few hundred dollars and she was amazing. I actually have her book somewhere, will try to find it later. But the whole premise was decluttering (free), making some simple changes like paint (a few bucks) and adding some well-placed new furniture to rooms (small cost). Her M.O. was to not place everything against walls, instead she'd have a small grouping in the middle. If I were looking to stage your house I'd go to Target and start there with a few well-chosen pieces.
ETA the show was Designed to Sell. Watch some old episodes and see the magic they worked:
http://www.hgtv.com/shows/designed-to-sell/designed-to-sell-top-35-selling-secrets-videos
There is also a really good book to pick up that forces us all to take a good look at our own houses through someone else's eyes. It's very motivating!
https://www.amazon.com/Things-About-House-Room-Room-ebook/dp/B004YE7GMI
Good luck!
