Trying to sell a house these days is like watching a ticking financial clock.

As time passes, we sink more mortgage payments into a home that hasn't sold. I had almost given up hope of selling my home.

In fact, after eight months of trying, waiting and hoping a buyer would make an offer that would at least pay the home loan balance, I had decided to take a loss. It was a dramatic financial acceptance, especially after purchasing the home more than two years ago and expecting a return on that investment.

I remember making that decision on a Saturday night in early May. I planned to call my real estate agent on Monday to tell him.

But Sunday brought new hope. My agent surprised me with an early-morning phone call telling me that he expected an offer on the house that day.

To my surprise, I received another call from my agent less than two hours later. "We're getting a second offer today," he said.

If that's not enough, while reviewing the two offers that came in that Sunday afternoon, my agent called to tell me that a third potential buyer had expressed interest in the house.

By Monday, I had two offers, both of which could yield a small profit. At least one of them offered a $10,000 incentive.

I went from preparing to take a loss to making a small profit in less than 24 hours. So how did things turn around for my sale? What worked for me may not work for everyone, but it's worth a shot.

You've heard it before, but "staging" your home can make all the difference. The offer I finally accepted included a $10,000 incentive from the buyers if I would sell them a lot of the furniture I had used to stage the home. Staged items must be clean and attractive, and must bring to life the unique features of your home.

The staging included fresh colors, welcoming furniture and inviting touches in the family sitting area.

"The key to selling any home is preparing the home for sale," said agent Buzz Needham of Realty Professionals. "You need to neutralize the home as much as possible. Outlandish color schemes need to be painted over with neutral colors. Excess furniture and wall mounts must go so buyers focus on the house not your belongings. Most important is the curb appeal. First impressions cannot be remade."

Offer Incentives

I offered unique incentives, although selling the furniture I used to stage my home was not one I had planned.

I had told my agent to promote and offer a special incentive to anyone who made an offer after seeing my home during an open house. I offered a 3 percent discount to anyone who saw the home during the open house and made an offer within seven days. Even a 3 percent decrease in my asking price was far better than eventually taking a loss.

"Incentives run the full spectrum, but first on the list is help with closing costs, as much as 2 percent of the sale price," Needham said.

Host Open Houses

And don't underestimate the value of open houses. Many agents share a belief that open houses are simply a chance for nosey neighbors to look at your furniture. That may be true, but not in every case. One of my offers was from a couple that lived four blocks down the street. If you're struggling to sell your home, what do you have to lose by hosting an open house?

Home Improvement

I learned to be flexible. While selling my home, I made minor repairs and additions to make the home more appealing. The suggestions came from my agent and included little or no expense. I challenged him with questions but respected that he was someone who was passionate about selling my home. He also stopped by my home almost daily. Because I worked out of town, a friend who stayed in the home while I traveled joked, "He was here every day, it seems."

You have a right to great customer service from your agent. Once you've found a real estate agent you trust, have an open and honest dialogue about every step of the marketing and the sale.

I had a friend recently tell me that her agent was slow to return calls and answer e-mails. Don't accept that. I called and e-mailed often. It was a respectful business agreement.

Challenge Your Agent

How will the agent market your home? Ask for the details in writing before you sign a contract. Expect a list of five to 10 specific ways the agent plans to promote the sale of your home. I also asked for several updates in writing during the contract.

Help From The Web

Part of the plan with my second agent included a highly produced virtual tour, a slideshow and a special Web site. He also worked to get my home listed on major Web sites.

I had to be proactive. After almost six months of no offers, I started actively marketing my home myself online. I posted the listing as often as possible on sites such as craigslist.com. I was also always sure to communicate to my agent everything that I had done to sell my home.

Set Terms Of Your Own

Also, don't accept the standard commission plans for your contract. Why should I have to cut the selling price of my home but the agent gets to keep the same commission? It's a tough time for sellers and agents. They will reduce their fee slightly if they want your business.

Don't be pushed around. My home went on the market in September of 2006. I received my first offer on my home almost six months later. The couple offered $25,000 less than I had paid for the home. My first agent mentioned that many sellers in this tough real estate market are forced to "bring money to the table" to sell their home. I was astonished. Was I expected to pay someone to buy my home? I was determined that would not happen.

In the end, working with my agent to be creative in our selling process helped me make a profit instead of losing money.

More Resources

• How To Sell Your Home
• Steps To Sell Your Home This Year
• Steps To Sell Your Home This Year
• Best Way To Sell Your House?