Talking to a Seller about pricing, here’s the language.  After explaining that there is more competition and therefore most houses are staying on the market longer; and after you have gone over your market analysis showing them the days on market and sale price statistics from this year versus last year or the year before including and the details on the homes that are currently on the market competing with theirs; after you perceive that they understand those things, you say,

“So, you have a choice, you can price the house to test the market or you can price the house to sell in thirty days, which in this market might still take longer than that.  The real question is this, ‘if you were still here in the house a year from now would that be ok with you?  Or do you want to be moved on long before then?"

It’s sort of like the Real Estate version of deal or no deal?  Price it to test the market and take a chance or price it to sell quickly and take what you can get for it.  Deal or no deal.

Like any “technique” you need to be comfortable and rehearse this before you put it into practice.  In many markets around the country, it is the right message.