You can make a disclosure for your over-priced listings. Just list the following and present it to your sellers.
Let sellers be aware of the dangers of over-pricing:
Property wont sell.
Property wont sell in time that seller needs to move.
Will help sell other homes in the neighborhood.
Reduces the amount of showings.
Home gets rejected on the market.
Chances are property wont appraise.
Over-priced property will only offend informed, qualified buyers.
Property not found in MLS area for price range.
Do a CMA search for area and list the price range.
Write down seller's original list price.
State after so many days to automatically reduce the price of the home and to continually reduce the price untill the home sells.
Disclose to the seller that agent has advised seller of the hazards of over-pricing. If seller still decides to price the home higher than the market value determined by a MLS cma analysis, the seller accepts total responsibility for the hazards of over-pricing.
The seller agrees not to blame or complain to agent, management or broker because their over-priced home is not selling.
The seller also agrees not to bad mouth and blame agent and company to their friends and families when trying to sell their over-priced home.
Also include that agent will limit amount of advertising untill the home is priced competively in the market.
At the bottom of your disclosure include the date, property address, seller's signatures as well as the listing agent's signature.
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