“But Walter, it is the lowest in the (building/area/subdivision)!”  Then the whole area/ect./ect. is overpriced!  The hardest thing that my clients have to get their minds around is that real estate does go down and if you are not getting any showings then there is a value perception problem.  There are a million ways to ask for a price reduction, but what if you don’t want to drop the price any farther.  You live in the area or you have been selling in the area for years and don’t want to be blamed for single handedly dropping every-ones price.  What do you do?  You need a price reduction, but farther reductions cause too much pain or riots.  Well, we have to improve value so buy the interest rate down to 3% for then next 5 years.  Include a new car or include a new pre-paid gift certificate for a new kitchen.  It is time to get tough, but you can do it creatively.