It has been said that everything in this life has a price.  For real estate sales, let's call it the "Right price!"  When things are priced correctly, all things are able to be sold.  Equilibrium is the point in which the seller agrees to sell and a buyer agrees to buy.  It is a meeting of the minds in which the terms, location, and price have been put into a binding contract with a pledge of all parties to perform as promised.  In this current market this point of equilibrium is a grey area.  The sellers feel they deserve more in price, and the buyer is afraid the prices are moving lower.  The buyers fear is that they will overpay if prices continue to fall.    In retail sometimes a promise or a pledge that if a better price is found, the retailer will honor the new price and pay you the difference.  With a home, there is no way to do that.  A home is just too expensive.  There is no safety net to protect future value, and so we have a stalemate.  Falling prices, buyer bonuses, and incentives are not enough to sway the reluctant buyer.   The toughest part of the entire equation is to educate the sellers and buyers with facts, and truth.  Most real estate contracts affirm that as real estate agents we cannot gaurentee future values.  Appreciation is not a given, but with compromise movement in price and terms  a sale can become reality.