Are your sellers having a hard time pricing their house competitively? Do they think it is worth more than the market will pay right now? Do they not understand your comments on condition, staging, etc?
Then put them in your car and take them on a neighborhood tour!
Be sure to show them houses that have sold (from the outside of course) that are comparable to theirs. Driving by these properties and giving them the facts WHILE you are looking at them can help them "get" what is selling and at what prices.
If you are really adventurous, and if your sellers (and you) have time, take them INSIDE some comparable listed properties as well. This will give them an idea of what others are asking, what condition their competition is in and hopefully give them ideas for staging, color changes, etc.
If, after this tour, your seller is still convinced his property is worth more than market value right now, then you can choose to list or refer them on. At least at this point you know you have not only "talked the talk", you have SHOWN them the evidence you are using to base your recommendations on.
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