Hello Everyone! First post here but have been a follower for a long time. I think this is the right sub but I am sure you'll direct me if it isn't. I own a 1820 home in Central NJ that has been on the market for 38 days and just found out it needs a new septic. Home is Priced at $495K, down from $505K and last year appraised for $500K if that matters. When I bought it in 2017, we did a complete overall of all the mechanical systems from electric to plumbing, new furnace, hot water heater, whole house filter, etc and in 3/2024 new roof with transferable 25 yr warranty. I had a buyer in June who eventually backed out but was kind enough to give me all the inspections reports. Aside from what was supposed to be a $1700 septic lateral fix, everything came back super clean...no radon, no foundation issues, everything working as it should, well water is perfect. Any fixes were purely cosmetic(some peeling exterior paint) or not necessary for the house to be habitable(attic vent cover) I wasn't sure at that time if I wanted to rent(resounding NO) so it went back on the market. I hired a very reputable company to fix the septic issue and now, due to laterals not working as they should, my county won't give permits for a fix. It has to be a new septic that thankfully the tanks and pump are good with an approximate cost $45K. Its a problem as I have already moved out of the country and was hoping to not have to deal with this while being overseas and paying 2 house payments. So my questions are: 1)Do I fix it and hope it sells in a timely manner? Thinking of dropping it to $480K with $45K held in escrow to the buyer to install after closing 2)Drop it to $435K AS IS? This would hopefully allow a quick close 3)Sell to a "we buy houses" company? Don't want to do this as the house is beautifully redone and nothing else is wrong with it! What am I missing here? I feel like I have thought about this to death so another perspective would be greatly appreciated. Also, it's a sellers market if that matters. Thank you for any input you can give me :)