Thanks for your responses – my take so far – local knowledge (experience/education) plus patience/persistence. 

Jon 

Median price is $385K so I agree we are probably in the most price resilient part of the market.   

No, we have offered on properties that hadn’t dropped their asking price, offered around $310K on properties asking  around $360K – No attempts by the agents to negotiate just saying the vendor was sticking to their price.  My assessment is these 2 properties probably would have sold for $350 – 360K six months ago (I have been able to get local sales data for the last 6 months from a friend who is as valuer) 

Any comments on buyer brokers? Thanks