Sellers vs. Appraisal's

[Joshua Levasseur]

Seems like the city appraisal's are the foundation for seller price points. For homes that are far from the Neighborhood value due to the condition ect...aside from trying to explain to the seller the reasoning behind my ARV and the offer price based on what the neighborhood supports and repairs that need to be done in order to get it to "Appraisal Value" what else might be the best approach.

All of this is in reference to sellers who have no clue how the market works. 

Thoughts on ways to come down to the sellers level, wthout seeming like your spuing real-estate nosence?