if it's a finished house, they want to move it.... ask them to pay your closing costs.... and credit you with a year of HOA fees.... pay full list price so that's the recorded figure.... and none of the past buyers will know the details of the deal....

All I can say is make an offer based on what you are comfortable with.  If the builder accepts it fine, if not move on.   

Ask your real estate teacher in Utah.

This is a conversation you must have with your REALTOR.

Your REALTOR can explain what happens to FUTURE sales if the builder lowers the price for you. The currency in which a builder will negotiate is upgrades.

Your question was "How can I save money...."

If you have insufficient money, not enough income, the reality is you may have to compromise your 'pristine' objective or stop spending and start saving. Such buyer deficiencies are difficult to transfer onto the seller in a sellers market. 

You ask agents on AR to inject opinion when you have hired a REALTOR to do exactly that. Something doesn't smell right. 

Okay wait. You think it's too much per foot. Based on what? Has your agent provided a CMA and reviewed cost method? You said it's been on the market for 160 days-- does that include the 120 days it took to build?. How does that compare to the average DOM in that area? And why are you worried about reselling it already? Are you more interested in a steal then a house? 3:)

Make your best offer.  I've never had an issue negotiating price with a builder.  I like Barbara Todaro suggestion!  

"feelings" have nothting to do with hard numbers.  Either you're upside down or not.  An appraisal would tell you that.  Make an offer and then move on. 

The best way is to Not buy a new home from a builder, look at a gently used home that has already been purchased by someone else.

Make an offer. Nothing happens until they see a contract.

160 days is not a long time for a builder. It has probably been on the market during construction so there hasn't been any pressure to turn it over. It all depends on how quickly houses in that development are moving.

Having said that, Carol Williams is 100% correct.  Make them an offer and see what happens. 

You negotiate.

negotiate

Do your best negotiating.

If you're looking to SAVE...don't buy a new home! 

In Charlotte there is no negotiating on new construction. You could ask them to pay for closing costs, for HOA fees, to put in some extra upgrades or landscaping. If you don't think it's a fair value move on to something else. Or make an offer and see what happens.

The price is the price. The concessions are another matter, like closing costs, HOA fees or appliances not normally included .

I think the comments so far backup your realtor's view that home builders don't generally budge much on price. That's been my experience as well. But they are somewhat flexible on other aspects of the sale. I would suggest that you trust your realtor to do the job you hired him to do. Best wishes!

As I tell every client "Make an offer".

You can make an offer and see what happens. No harm in trying although 5 months is not all that long for a new build. Where I am in SoCal it wouldn't work because of demand and no negotiation on prices

You might be able to negotiate upgrades but typically they will not lower the price.

Carol Williams summed it up nicely. Everything is negotiable. If the builder won't negotiate, move on and look for another builder.

I like Barbara Todaro's idea.

Annette Lawrence , Palm Harbor, FL 727-420-4041 nailed this one!

Shop your interest rate

Wait until the market turns. It's too hot to be looking for great deals.

Good luck.

Start somewhere. How much 20k in % of the house? How much the difference between asking price and sold for that community? Do you pay cash or financing? What kind of financing?  Do they offer any incentives? ~ any many other factors would determine where you should start your negotiation. Brand new homes, in general, much more expensive than resales. I'd suggest to do your home work( as seems you do not trust your agent), but I do not understand how you can be upside down? You'll have an appraiser report right? 

If it legitimately appraises for the purchase price, then I wouldn't worry about being upside down.  Is this an investment, or a place to live???  If you like it, write an offer and if it doesn't appraise, revisit your offer.  Or... if your not comfortable with the price, write it for 20,000 less and see what happens.    Sounds like you really want it...

Barbara Todaro knows inside out about the new construction and has a great answer!

Work with an agent

haggling negotiation negotiation. Get another realtor....

OMG.. Barbara Todaro the guru of new construction is offering you some sage advice!

Ask for some amenities like a refrigerator, fence or washer and dryer.  Help with your closing costs may also be something they are willing to do. 

Many good answers already.

Most builders will not discount the base price. The deals come in in seller paid closing costs. Free upgrades or such. I dont put emphasis on per SF. I look at the home as a whole and value it based on home, land, location, upgrades and extras. 

Make your offer for $20K under list.  If they don't accept it, move on.

It is easier for builders to accept offers based on anything but sales price. They need to keep the sales price high.  You can ask for credits towarsd flooring upgrades, appliance package, blinds package, backyard landscaping. I once was able to negotiate glass shower enclosures.

Just ask the sales agent to submit an offer for you with one more more of those items, They will give it to the decision maker to decide.  Best of Luck!

Answer this question: Whats in it for me....from the other guys point of view. Proceed from there

In the hot market that many are seeing around the country, builders are not typically budging on price - as they have an entire subdivision to sell.  And if the home has been on the market for 160 days, the question should be if the home was completed for 160 days, or under construction during some or all of the time. I have seen builders willing to throw in A/C, refrigerators, washer/dryers, a fence, etc and even contribute to buyer's closing costs. I suggest discussing these options with your agent.

I agree with Carol Williams .  A