The Seller Expectation Conversation

Prepare me for a pricing conversation with a seller whose
expectations exceed the data.

Seller's expected price: [FIGURE]
My recommendation: [FIGURE]
The gap: [AMOUNT AND PERCENTAGE]
Why they believe what they believe: [DESCRIBE — neighbour's sale,
online estimate, emotional attachment, purchase price, renovation
spend]
Their situation and timeline: [DESCRIBE]
Relationship: [NEW / REFERRAL / PAST CLIENT]

Produce:
1. An opening that acknowledges their view without conceding it
2. How to present the data so it lands as information, not
   argument
3. A direct response to their specific reason [FROM ABOVE]
4. The cost of overpricing, in concrete terms — time, price
   erosion, buyer perception of a stale listing
5. Three ways they will push back and a response to each
6. A middle position, if one is defensible
7. How to say no to an overpriced listing, if it comes to that
8. What to document about the conversation

Give me actual sentences. Do not invent market data — use only
what I have supplied.