Price, thats it. Make the price low enough that offers come in. AS described above, don't chase the market, set the market.

You are putting a value on the house. Thats not your job, thats for the appraiser to do. Your job is to find out what your clients needs are. Find out HOW soon do they want to unload the property? I can sell ANY propery in 7 days or less. You likely won't like the numbers, but thats on you (as the seller). I could also get you whatever price you want, the time frame is going to be VERY long though. What I can't do is get you your number in 7 days. So whats your motivation to sell ?

The longer it lingers on the market, the less appealing it becomes, the angrier your client becomes. The next agent will come in and get the price reduction needed to get offers coming in.

I might have to mention that on my listing appointment tomorrow. Well...I might actually wait until they let me represent them first :P

I much rather be on the listig side than the buying side but I agree, you are always going to lose with sellers.