Sellers have got to forget the market that we used to have in 2005 to 2006. The market has steadily declined since then. Equity is like monopoly money, it's only as much as a buyer is willing to pay for your home in this market, minus your mtg, then there is the equity. With as many homes on the market right now, sellers have to be really ready to compete in price for what's actually selling or wait another couple of years and try again. Those who truly have to or really want to sell if they come to a price that will cause their homes to sell, will!!