If the home is listed by a firm that's a member of the MLS, then the seller typically is paying the commission to the buyer's agent...so that means you generally get the services of a buyer's agent for free (there may be instances where that doesn't apply; however, more often than not, it's true). You have several choices as a consumer about how you'd like to be represented in a real estate transaction and having a buyer's agent who represents only your interests would be a great idea. Assessed/tax value isn't typically the best gauge for a home's market value (which could be more or less than tax value depending on market conditions).
Even in this market, if a home is priced correctly initially, homes still sell for an average of 97% of list price across the board, so a serious offer wouldn't be but a few % from list price if recent market data that a Realtor has access to supports it. In Wake Co., property values in most areas have appreciated in value and the average sales price has increased even in light of economic conditions. Sellers are adjusting prices more often these days and you never know what their motivation is for selling (maybe they can wait it out, perhaps there was a job transfer or family changes, they are anxious to sell ASAP, etc.). Sellers are having to be more competitive these days with pricing since there's such an inventory of homes for buyers to choose from; however, most folks anticipate making money on the sale of their investment and possibly wouldn't entertain an offer for at/less than they paid for the home unless there are undue circumstances. On the same token, any offer is better than no offer, especially if the home has been sitting for a while.
I can pull appreciation rate data for the past 13 mos, showings data, area/subarea Trendgraphix, data, price per sq ft average, a detailed comparative market analysis, etc. for the home if you decide you're ready to work with a buyer's agent. Just let me know if I can assist you in any way.
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