Buyers and Sellers have two very different perceptions of a home. Sellers tend to see their homes as "the best on the block!" "People will pay more for mine because...." "Someone will fall in love with it, just like I did!" 
Here is the Seller's view of their home. The Listing Agent can go over all the comparable homes they can with this Seller, but to no avail..
The potential Buyer, on the other hand sees this same home something like this...
The Buyer's Agent can run all the comparables they wish to, but until the Buyers become a bit more educated about the local market. (and lose a few properties), they will not budge from their VERY LOW offers.
If the Buyer and Seller do manage to agree on an opinion of the home that stimulates a contract between the two, they will have to deal with the Lender (unless it's cash of course), and Mr. Lender sees this...
If you are lucky, and the appraisal comes in close enough to allow the loan to move forward, your sale will proceed and both the Buyer and Seller will be happy when it closes..until the Tax Assessor gets ahold of the transaction. Now, the home looks like this! 
..and so it goes. What an interesting time to be in the real estate market!
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