Selling in Joliet's Cathedral Area and What a Seller should do to Reduce the days on the market.
Drive through Joliet's Historic Cathedral area and you can imagine the early days of this neighborhood. While it still remains a very desireable area to live and raise a family, there are some inherant problems with the lack of updating that needs to be done to many homes here. I am appalled at the length of market time for these historic beauties. If you have seen the increase in value over the past 5+ years you would have to assume that along with the increases should mean updates to justify the prices. I have personally viewed many of homes in the neighborhood, being a former resident and Realtor(R), and just don't understand who gave these sellers the idea that they can expect someone to pay the same price as a New construction and expect less than a functional kitchen. (oh, Wait a minute, yes I do)
Some of my fellow real estate agents are doing a grave disservice to their sellers if they list a home knowing that it will not sell for, or near the asking price.
The same can be true for real estate appraisers who do appraisals for homeowners before the listing and exagerate the actual true value.
Here's what you need to know if you want to sell quicker and for the best price possible. 
Find the Realtor(R) who knows the ins and outs of OLD homes. Look for someone who has experience renovating, remodeling, and/or living in one of these neighborhoods. There are plenty of them out there who can pull up the Multiple Listing Service sold homes and assume that they know the appropiate price. What you want and need is someone who will do a thorough Comparitive Market Analysis. This includes the MLS info, tax records, knowledge based on personally veiwing the homes that have sold, and adjust the price according to all of the criteria that an appraiser would do. Don't expect a 2000 sq ft. home to sell for the same as a 3000 sq ft. home unless it has outstanding features (like updated Kitchens and Baths) that can justify the additional price. Don't expect a home with only 1 full bath to satisfy the buyer in the $250k+ price range. Know that your location, size, bedrooms, baths, are just the beginning.
Take a good long look at the curb appeal and then get real close and look at the paint job. The cost of a high quality paint job will cost you in excess of 10k for a home that is 2 1/2 or 3 stories tall and 2500sq ft.+. Look at the Roof and understand that roofers charge more for a home that has multiple roof lines and have to climb forty feet up to get to that roof. It will always have an effect on value and price, unless of course you find a real estate agent who isn't knowledgeable enough to point out the good with the bad. If you get Lucky anyway. If you take a good look what you have and then compare what has sold, and can honestly say that your home is in the same condition as the next one, then have you seen the inside? Have you had any work done to make it more energy efficient? Do you have the same size lot? Do you have a 1 car garage, or have you got at least a 2 or 2 1/2 but have no backyard now?
There are so many things to take into consideration that a buyer will be looking at. Put yourself in the shoes of the buyer who may have seen everything in the neighborhood for the last 2 or 3 years. They may know more about your neighborhood prices than you, in many cases. Don't be fooled by the real estate agent the professes that they can get the price you want, even though they don't know the difference between a hot water heat and steam, or 100 amp service or 200, and why it makes a difference. There will always be unique problems to a neighborhood with it as mature as it is, but the homes should not be on the market for 200+ without admitting that the price is too high. That's the bottom line. A Buyer will Only Pay what a House is Worth to Them. Like it or not that's the way it has always been. Have a Wonderful New Year!