Price is always the number one determining factor and the most effective marketing strategy. Your question suggests textbook pricing is out of wack. $20,000 under asking or not, the market is speaking to you. Great feedback? Have you begun the negotiations? Feedback does suggest negotiation. Re-evaluate the market you are in. My market has made dramatic changes in just 2 months. Re-tool the market decline and adjust the percentage of decline as part of your price adjustment. Your comps could be overpriced in just three months considering dramatic changes that we have experienced recently. Try to take the price of properties that are pending if possible. Okay, so the Brokers won't give you the selling price? How about questions/inquiry towards in-between figures like "did it sell between 500k and 495k"? Yes, well was it between 495k and 497k? Something like that. High end properties generally take longer to sell and is there a glut of the price range you are in? Days on market? Etcâ€¦? The clichÃ© "is someone selling the same for less"? "Is someone selling more for less"? How about builder incentives? Could that be your competition? Who are the buyers? Investors? Generally there is a slow down at this time of year and usually will pick up at least in my market around mid-November through January than another slow down through February. Taking your market trends into consideration as well as inventory term, itâ€™s like how long of a line does your clients want to wait in. Do you have 2 years of inventory in that price range?