Homeowners don't make it available for showings.

Stephen, thanks. it's always great to see these things no matter how much you think you know them.

The only reason you need is #1 Price.  At the right price, you can overcome #'s 2-7.

thanks for your comments. I just happen to reread these reasons in my contact notebook and thought that it might serve as a good reminder to myself and others and to post here on AR!

I think 5 is the king at the moment.  Even with good pricing there doesn't seem to be any buyers out there.

I think sellers need to know the competition better.  Maybe they should actually visit the comp homes that are on the market so they can see first hand what the buyers are seeing.

I'm with Paddy on this one.  On that note, I think sellers need to see the whole picture when it comes to price:

1. Absorption Rate in our area - ie - how long it would take to sell all homes on the market.
2. Comparable homes that sold recently and in the last 3 months
3. Comparable homes that are pending (just for reference)
4. Comparable homes that have expired - homes that did not sell.
   
5. Active homes - not just comparables but all homes that are on the market within the price range

For example if the price range is between $250K and $300K show them how many homes are on the market in that price range.  In our area there are at least 50 just in one town alone.  Sellers need to know that if they want to sell, their home needs to be the best value on the market for the buyer, even if that means pricing the home below the market.  Most likely a seller will get a few offers and the final price will end up being close to or even full market value.

Good post and good dialogue.  Everyone is right.  Your perception is your reality...jus tlike it is your clients.  If you want to change their thoughts...their reality...you need to change their perception.  i.e. looking at comps might help them be more realistic when it comes to pricing.  Jeff - Coaching from Maui

thank you all for your comments. you all make very good points. A good listing agent should do comps and try to educate his seller about whats happening in his market with other comparable properties. Markets change, properties get sold and others come on the market.

Denise there are buyers out there now. Thats where your marketing in getting the word out to buyers comes in.

Jessica thanks for expanding our thoughts regarding sellers and market comps.

Jeff thanks for your view of perception, how to interpret and change it to your benefit!

Gaye you cant sell a home if you cant show it of course! How about your own key?!