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Unless, of course, your buyer says, "Look, you don't have to pay 6% to a broker, so I expect you to knock 5% off the price and you'll still be 1% ahead."

Or says to himself "Gee, this guy probably has no clue what his place is worth. I'm only going to offer about 80% of the similar places I've looked at, and see if they take it."

And you know that happens...
And that the buyers can find suckers (oh, I meant sellers ;) that will sell; and the buyers just flip it a short time later.
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