Jason - some sellers have it in their mind exactly like you said. They know what the market price is for their home, but they automatically assume that people will bid low, and then they can meet in the middle.
The best way to determine what to pay for a home is to have your buyers agent do a comparative market analysis to determine the market price for the home based on recently SOLD properties. Make sure to take into account any seller concessions for the deals, if those are included in your local MLS system.
Submit your offer along with a copy of the market analysis to show why you are bidding that. Keep in mind, you are showing them that you know what the home is worth, so don't underbid the market price unless it is in poor condition.
You might be the only Realtor out there with no website of your own. Does your company have one, if not you might be one of the very few that don't. I might suggest starting a website, but I understand that might not be for you, but you should think about it. There are lots of free websites to list your house on like here and zillow to mention just a couple. Craigs List is an option if you can stand the spam. If your office uses the Homes magazines to advertise then many websites pick up listed homes from those sites, so just add your house to an ad and it will show up on the internet. I assume you are not listing it in the local MLS and I have to wonder how you can suggest sellers to do it when you won't.... more
Most Brokers will do a CMA for you. I would suggest that you consider listing it with a broker, especially in this market, a Good broker has already adapted to this market which can be quiet ruff.... more