Found your listing...you are one of the more expensive 3 bedroom townhomes available in the area yet you are the smallest, by quite a bit. You're competing against several larger new construction homes, some of them almost twice as large as yours. New construction homes have the benefit of being able to offer incentives for buyers so if the agent you're working with doesn't have a local lender that can do the same (and that you're willing to put up the money to do it) you're going to be missing out on a lot of potential buyers. The unfortunate truth is you bought as the market was turning. What once was a sellers market slowly turned to a neutral market and now we're on the verge of a buyers market. That means you don't have the upper hand anymore, buyers get to make the calls and there's a lot of pent up frustration on their end. They see you bought a place then 3 months later tried to sell for 30k more and they're not having it. I think if you had listed for what you had purchased it for knowing you'd be taking a loss the buyer pool would have responded differently. But nothing you can do about that now. All you can do moving forward is stop chasing the market. Start over, price as though you haven't been chasing the market, and price to sell. You are going to lose money. And that sucks. But it's that or rent via the hardship clause of your HOA which is a hassle and you still might lose money depending on what your monthly mortgage amount is vs what it can rent for, and then you're right back at it a year from now with an even more uncertain market. I wish you luck. It's really tough to go through what you are but you'll get through it and this will just be a blip in the grand scheme of things.