for one, as the clearance rate drops people who own houses that would only sell easily in an auction in a strong market will opt for other methods, not wasting their money
so the 50% clearance rate may never drop, as the average quality of houses put up for auction rises.
not only that, only people with realistic expectations may opt for an auction, others chasing a dream price will go private sale
i doubt RE agents would use the 50% clearance rate to fool their clients into believing its a strong market. People aren't completely stupid
