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[Eric Kelcher]

Ah new houses totally different market. New construction houses can be sold by the builder directly (and most are) and their is no realtor involved as the "agent" works for the builder and is paid by them. The builder avoids the commission of a realtor and has people dedicated to selling just their homes. so there very likely is not 5-6% extra in the price.  

Good starting point is 10% under asking price then negotiate top of the line appliances if you pay asking price.

[251am]

   I think a lot of realtors get rich as a result of all the misinformation out there.

  a. If comparable houses are SELLING for 340-360k, why hasn't this one sold for 325k? Are comparable homes actaually being SOLD for those prices or are those the ASKING prices? Imagine paying 320k, finding out it is only assessed at 210k, but you have just paid 320k. The property taxes will now start to lean to the 320k mark. Don't take the realtors word for valuation/assessment value.

  b. It doesn't matter who the selling agent is representing or how they are getting paid; the owner is paying for the property to sit. Either interest on a loan, property tax, or the mortgage loan itself. At this point they can't afford to sit too much longer, typically. Take advantage of that pressure.

  c. Has the property been appraised? Hire an independent appraiser to asses the property. $400 tops, is not much to spend in what may save you tens of thousands. (That's a lot of track days :-) )

  d. Don't fall in love with the house so much that you overlook being $$$ practical. Why has the house not sold, if it is as much of a deal as you think it is?