Lowball offers that work
There are lowball offers and there are lowball offers that work. The difference is how you craft a lowball offer and base it on the real value of the home for sale that you are interested in.
Anyone can make an offer at 25% to 50% less than the list price of a house but all you are doing is wasting time and paper. It won't get accepted and more than likely will simply offend the seller. How do you buy a home for sale in the Charleston real estate market today and buy it for the least possible amount of money. Note the word possible.
Let's take a look at the average sale price compared to the list price for the past few years.
See any trend 
These are the averages so some homes have sold for closer to list price and others have sold for much less than list price. There is a lot of competition of other available homes for sale and buyers currently hold the upper hand in the market. Note how the spread has grown as the market changed from a sellers market to a buyers market in the past few years.
Now how do you buy for much less than list price and still get real value. First of all, if a home is extremely overpriced, buying it at a significant discount doesn't really mean you bought real value. You simply got a big discount. The key is buying at the best possible discount off list price when the home is fairly priced.
For this to work, you need to know a little bit about the seller's motivation but you're not going to find this out from the listing agent who represents the seller's interests and who is obligated to the seller to try and sell the house for the highest possible price.
How long has the home been on the market. And how long has it really been on the market in case the listing agent is the second or third agent to list the house or if the house was withdrawn and re-listed in order to reduce the days on market.
What is the history of the listing price. Have there been price reductions, have they been quickly taken, consistent and how sharply reduced.
What did comparable homes in the neighborhood recently sell for and what are other available homes in the neighborhood listing for. How does the house you are interested in really compare to other available choices.
Listing agent feedback. Now here is a most interesting aspect of feedback. All agents ask for feedback after a buyer views the property to help the seller and themselves understand what buyers and their agents think of the property. I find it to be very helpful to not give away my buyers level of interest when I provide feedback and I've found that if you just give a little hint of interest, in many cases the listing agent will give away the seller's motivations. That is worth a lot of money in buying low.
Why and when the seller is moving is a key bit of information that can help you; once again, it's not easy to obtain but possible. If the house is currently vacant, it gives you a little hint that an offer, even a little lower than hoped for would be more welcomed.
To write a lowball offer that works in today's Charleston real estate market, write the offer as cleanly as possible while still dotting the i's and crossing the t's and protecting your interests. Have your credit approval leave no doubt in the sellers mind that you are financially qualified to obtain a mortgage. A larger earnest money deposit will demonstrate the sincerity of your offer. Offering to close quickly might help.
But be prepared to negotiate. It isn't likely your offer will be accepted without a counter offer or two. Give a little to get a lot.