A realtor from Wisconsin started this topic suggestion. "How about a discussion of effective negotiating tactics in a buyer’s market, especially in light of the 'stubborn seller' phenomenon? For those who have to buy (for example, are moving and can’t find a rental that works for them), how should they negotiate? During my years in the business (which include a few booms and busts), the art of negotiating is as much about psychology as it is about numbers/data and that applies in a bust as well as a boom."

A reply, "Step one: decide what you are willing to pay. Step two: offer that and use backup documentation to support your offer (market conditions, inspector report, your knowledge of what the seller paid for the place or owes on it)."

"Step three: if rejected, tell them goodbye and try the next one on the list. You’d have to be nuts to bail any of these sellers out now."

One added, "Spot on. One thing I would add; don’t become emotionally involved in the deal. (it’s only another house, and looking at inventory there’s plenty others to choose from)."

And another, "I would amend that a bit: 'Decide what you are willing and can afford to pay. Too many buyers in recent years were willing to pay what they could not actually afford."

"The thing that sticks in my craw is the Realtors’ dogma, that it is somehow essential to buy a home. When purchase prices are as out-of-whack with rents as they are in most places in the USA where there are existing homes, the best shot at fair appreciation over time is to rent until purchase prices are back in whack. We are a long way from that time where I live."

One said, "People don’t want to catch a falling knife with the prices in many areas doomed to go down more. In this market it’s not a matter of how to dupe the seller or buyer into selling or buying but rather what is the value of a property absent a mania or a false run up."

"The builders of new homes will be more willingto discount the market right now in part due to the false hope given by the realtors/NAR in the news about a spring bounce for 2007."

"I don’t think a real estate agent should encourage panic buying or selling just so they can make a commission . Also I don’t think realtors in the news/NAR/CAR should be giving false hope for a spring bounce in 2007. It would be better if realtors just said, 'here is the bathroom."

Another on renting, "It’s a ridiculous statement to say you can’t find a rental that will work. It’s, in fact, EASIER to find a rental that works than a house (IMO). If for no other reason, then the fact that it’s only temporary makes it work."

And another, "There will always be sellers that *have* to sell (or risk foreclosure). I have yet to see a case where someone *has* to buy (because of relocation, etc.) I don’t get what yo mean by 'can’t find a rental that works for them'…do you mean it’s not the ‘perfect’ rental? I don’t mind renting a semi-perfect rental house when the monthly outlay is 50% of buying (and I don’t have maintenance costs, etc. to deal with)."

One had a suggestion, "In order to get some deals done, realtors should start by doing the math between buy vs rent to those 'stubborn sellers.'"

"For example, a client wants to list property for $1M, HOA $500/month and $12K/year taxes, and realtor finds that similar properties are renting for less than $4K. The conclusion is obvious: you dont need a 'buyer,' you need a 'miracle.'"