Big landlord: va_landlord, miat,Is it time to buy a town house n

I will stay a small town for sure one year. The brand new town house asking price is $170k, the school is good, 3 miles away to my office. The house in the market since last Sep. as $189k, 1850 sf. one car garage. How persentage that I can negociate with builder (I have no buyer agent, and buyer agent fee is 2.25%, the builder has seller agent). Is it a good time to buy? I consider I will as it at investment it if I moved out. Another concern that I don\'t like it is the HOA fee $175/month too high compared to other comunity ($40/month), the builder said they has fitness room, outdoor swimming pool, office center with fax, copy machine, and also include sewage and trash. va_landlord, please give me your suggestion buy it (how much to buy) or not buy? very appreciate your suggestion!