Improve property, lower price, or give cash back to sell faster?

[Chris Kraemer]

We are in a seller's market but no offers after 3 weeks. We are selling a 2008 home, and competing with new homes $20k more expensive.

To be competitive should we:

1. Update our property (ie bronze fixtures like new homes) and ask a higher price 

2. Lower the price until we get offers (we are getting showings)

3. Offer cash back for improvements at closing (then we won't have to pay cash first)

4. Wait for the right seller