House not selling what options do i have?

[limpy]

What is the name of your state (only U.S. law)? MD

I have a house that has been on the market for 3 months and no one has looked at it once. I have tried to rent it and I have no luck at all. The market price of the house is 490K asking 470K and offering 15k in closing. I have spoken to my agent and she is telling me that a small % of homes are moving over 300k. Currently I owe 395k on the house at this sell price it will be close to just pay off the house to get out of it completely. With the house not getting any attention plus with me paying 4k a month to keep it up I am no longer able to do it. I have looked into short sell and deed in lieu. I would like to find out what would be the best route to try. I hear that you have to pay capital gains on any short sell or pay capital gains on the entire price of the house if I do a deed in lieu. I know my credit will be hit hard but with house, water, electric going up almost $600 a month. I have tried twice to refinance but was denied due to a vet I purchased with my girlfriend. Since than I had to refinance the car in my name only to save $100 a month. I have been trying to sell it for 4 months with nothing at all.

Please advise on what to do or a good site that a simple person can understand.

I do not know if this is worth putting but I would like to get as much info as possible...

Credit score 765 medium
I make 85K a year with 24k in disability
12k in saving (thanks to tax return.. paying for the wedding so that will be gone after this month)
60K in retirement accounts.
3K in checking