I dont understand anything you just wrote. I gave you hard data showing a slow decline and an orderly descent in my submarket which i hypothesized on and you gave me subterfuge.

Inventory is half what it was last year, pre-foreclosure/foreclosure activity is almost non-existent and sales are happening as long as the seller will look at a fair market price within range of recent Fall comps. In many cases I see selling prices above Fall sales. Additionally, I am only starting to get calls from agents saying my Relo buyers are coming to town, is your lisitng still available and do you think we could get this closed in the next 3 months.

Not that it isnt or wont come but I dont see what you see right now. We live in and work in very different worlds.