Recession is here. You’ll either have buyers who have cash in hand and don’t care, or buyers who were once in the market 1/2 years ago and are now holding off for financial reasons. Then you’ve got sellers who have a clean Z is(like LJ’s), and are confident the right buyer is out there, and then there are sellers who need the money are willing to take less which could impact future market values
I think given these current economic times, 28k is still a pretty darn good result.