Stephan: My husband David and I run our own boutique real estate brokerage in the greater Hollywood area (we're actually in Pembroke Pines, right next to Hollywood on the west side). Right now, you're definitely in the driver's seat - I can pretty much tell you categorically that you should offer less than the listing price. I still believe it varies situation by situation as to the motivation of the seller but that's where a good Realtor comes into the picture. I always check out the tax records, and the history of the property as well as the other activity in that community to help the buyer make an offer that works well for them, yet doesn't quite insult the seller! A combination of local knowledge, psychology and market research goes a long way in assisting buyers right now. The situation is the same whether you're looking at a single family home or a condo. If you're not already working with a Realtor, I'd love to work with you - what you eventually decide upon depends on how much you're able to spend, whether you'll be using the home yourself, what area suits you (if you have kids, work etc) or just as an investment property, whether you're interested in long or short term rental, Lots of questions but that helps to narrow down the perfect place for you.
It is a perfect time to buy down here and our sellers are VERY motivated!
Best wishes and good luck from sunny South Florida!
Villa G Realty - Pembroke Pines, Florida