Listing Prices don't mean a lot

I've been in communication yesterday and today with a couple of possible sellers. They would like to sell, but are afraid of the market. Heck, who can blame them, it's tough when you need to sell in a down market.

However, in order to be me, and do my job the way I believe I should. I have to do something not everyone is doing. I have to do something a lot of people are afraid to do. It's very important though. I have to tell the truth. Whoa! That was a revelation. It may come as a shock, but some people and even some real estate agents aren't telling the truth. I'm not saying they're lying, but with the listing prices we're seeing people definately aren't getting an honest look at what homes are selling for, and will most likely sell for in the near future.

Ah, what do I know, it's probably those darn sellers being stubborn. They can do that sometimes. I have seen too many sellers that are setting asking prices based on their debt load. It must be the sellers. I can check the tax record, and see what they paid. When that figure isn't far from what they're asking, and yet the market price (most recent closed sales in the neighborhood) are averaging significantly lower, what else could the rationale be?

I know everyone wants to make as much money as possible, or for that matter lose as little as possible. We all have to realize, and I mean you, me, any other sellers or agents, basically everyone, that not a one of us controls the market. We can control what we do in relation to the market, such as pricing our homes to sell or not sell (when pricing unrealistically too high). We have entire control over what price we ask, and whether or not that will incite people to visit the property and make offers.

When working for a seller, as I do work for both buyers and sellers (but never at the same time - that' s a discussion on dual agency for another time), I always do my best to get my seller the most money possible within the realm of the terms that are most important to them.
That said, before and during the listing period, I will always tell the truth. Sometimes it's easy to swallow, sometimes it's not.