If your property is overpriced for your market and neighborhood, NO ONE will make an offer on it. The question really is whether or not it is actually overpriced, or they just assume it is. The perception that it is overpriced is hurting you. Pricing correctly is critical to successful selling. You need accurate, up to date market information to determine the correct price. Marketing needs to clearly point out all of the features and upgrades that add to the value. If you have inflated the price above market value to allow for negotiations and to "come down" after an offer is received, rethink that. It's all about current market value. It won't appraise for more, and no buyer will pay more even if they are a cash buyer. Good luck to you!