Sash, I understand your dilemma and the emotional investment in a home that raises it's value beyond what anybody else is willing to pay for it, added to that is the price you paid and the money and time you have put into it. We moved this summer to a new city, bought a house here, because commuting an hour each way for both my husband and I wasn't something we were willing to do and we wanted our kids to settle into the new community. We listed our house right away (in July, so we missed the spring market) and it's been sitting there without any offers. We've had a fair number of viewings, our realtors been pretty great about pursuing feedback from the buyers' agents, all responses have been that the price is at fair market value, but it's not the property they want (5 acres, half is wetlands tho so not great for horses or cattle).
We initially bought for 100K, dumped about 120K over the years (massive renovations to a very old house - really nice work, very detailed) because when my hubby bought the house (pre-me) he intended to die there. We initially listed @ 329K and then dropped to 319K a month or so ago, We currently owe 240K on it (we pulled a 100k out of equity to put down on our new house), and I feel that we're in a pretty good position to be a bit flexible on the price. That said, I have the $310K in my head as the # I want. That will give me 60K free and clear after everything is said and done. But really, after 5 months on the market with no offers, it's pretty clear to me that the # is all in my head.
In a year would I be willing to sell it for $280K...probably. Every month that we have this house it is costing me about $1100, plus the stress on my husband. This sounds the same for you. Yes, you could hold out for another 5 years, and then maybe that one person will come along and fall in love with your property and buy it from you for the price you think it's worth. Maybe. But that is 5 years that you put your life on hold, continue to commute, continue to pay for this home and the wear and tear on your vehicles because you don't want to lose money. You have to let go of the "home" and your perceived value of it, it's a lesson that my husband is having to learn, and to be honest it's a pretty crappy lesson for him, and it will really affect him if we have to take a low offer after all of the hard work he's put into that home. But I know with a little space and time between us and the old house, he'll get over it (mostly), but it's easier to move forward into the life you want when you can let go of what's holding you back.
It sounds like you want to make some lifestyle changes and this house is the thing that is standing in your way. How much is this lifestyle change worth to you. Put a price on that and consider updating your house price accordingly.
Oh, and get rid of your bloody agent. You are her client, if she doesn't have the respect for you to bother returning your emails about something as big as selling your main asset, then she's not the agent for you, find a way to turf her.