I've bought and sold several houses myself and have a few pointed questions.....
When a showing is going on, are you GONE well before the showing and away well after the showing? Please don't say you stay to help show the house. Owners NEVER help to show a house and in more than one case while house hunting, when we pulled up with the agent and I saw that people were in the house, I told the agent to forget this house, let's see the next one.
Are you comparing your town house to single family houses when pricing your town house? Don't do that. You don't have a SFH, you have a town house. There are people who want to own everything they're sitting on. The land, the lawn, the trees. Get off my lawn! If you re-compare to only town houses, is yours still in the low range or does this now make it less of a bargain.
HOA: As much as you're stuck with this, there are people (me, for example) who would never even look at a house that is subject to the reign of terror called an HOA. Sorry...a bit over dramatic for a minute.
Pictures and video: Have someone look at it and before they see the pictures, ask them if they can see any clutter. Clutter screams "hoarder" and is bad for showings. You can have every update known to man but knick nacks on every horizontal surface makes the place look like grandma's house and downgrades the looks. Anything you don't absolutely need should be packed and put into storage. You should be able to see light between every can in the cupboard, put a hand between every shirt in the closet, look under every bed and see only carpet or floor. This makes a HUGE difference. It's called staging. In both of our house sales (neither took more than 3 weeks), we had cookie dough in the oven. The agent would call to tell us a buyer was coming to look in half an hour. We'd crank the oven up to 600, turn on every light in the house, put on very low level music, a plate of finished cookies on the table, quick vacuum, pull the cookies out of the oven and into a box to take with us and vacate. The house smelled like fresh baked cookies. There were cookies on the table, everything was decluttered and very sparse. Although both houses were only 800 square feet, both showed like they were bigger. Sold one of them in September, the other in January, so the absolutely worst times of the year to sell.