#22 What would you do?

Hmm, good question! If they were that far off, I'd walk.  If it were within 20k, I'd probably take it but try to educate them about the comparables and make sure they understood that their house is only what someone is willing to pay for it, and that the market will tell them where they need to be VERY quickly!

Who wouldn't want to get $550,000 for a $400,000 house!  But in the real world... the listing agent is probably buying professional photography to market the house, maybe spending money on open house ads, possibly more money on misc blast email advertising, is it worth that much money just to be able to put a sign in a yard? And then you're going to hear things from other agents like "don't you do comps?"  That doesn't build credibility with the agents in your area.