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Seeking negotiation advice

FTHB here. We are interested in purchasing a house, currently listed at $490k (originally $520k). House is a new build, sitting on the market for over 130 days. After seeing it with our realtor, we loved the house, but could also see why it was sitting for so long (steep hills make 2/3 of property unusable, road noise, far from the city, actual house size). Our realtor advised that the builder would probably take $475k, but we are having a difficult time seeing that price in this home (the fact that it has been on the market for this long shows others would agree). We are considering offering $440k. Whether how that is structured is up for negotiation ($460k + $20k concession, $450k + $10k concessions, etc.). Where I’m conflicted is this… if it was simply me and the builder negotiating, I would have no problem asking this price. But after asking the realtor’s opinion, and considering that she is the one that has to stick her neck out there for us, I am having a moral dilemma asking this. I do not want her to think we are not serious about buying. Could use some advice, am I overthinking this? Is my lowball too low? Thoughts would be appreciated.

submitted by /u/stonkstogo
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source https://www.reddit.com/r/RealEstate/comments/1tzb1ai/seeking_negotiation_advice/
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