The market is close to asking, so your margin for casual negotiating is limited.
If you are hoping for big discounts when buying in Richmond, VA, I would reset that expectation. Recent offers landed about 99.7% of asking over the previous 30 days, which tells me the average negotiation room is still thin enough that buyers need to focus more on fit and timing than on chasing a dramatic markdown.
Last month, a typical closed price in Richmond, VA was $390,000, while active homes carried a typical asking price of $365,000. Homes moving into pending status showed a typical asking price of $405,000. I would not force a single formula onto every listing, but the broader point is clear serious homes are still finding serious buyers without deep price cuts.
That matters most for buyers who think they can wait for the market to hand them leverage that is not showing up in the recent numbers. A seller's market with 1.67 months of supply usually rewards preparedness more than lowball strategy.
Get honest about your budget before you negotiate, not during it. Keep inspection priorities separate from cosmetic dislikes. Save your leverage for the issues that truly change the value of the home. That is how I would protect both your money and your position.
