Not all offers are created equal. Here’s how to evaluate them beyond just the price
When offers come in, it’s tempting to focus on the top number. But the best offer is not always the highest one. Terms, timing, financing, and buyer reliability all play a big role in choosing the right offer for your situation.
Here’s how to make a confident, informed choice.
Look at the Full Picture
Price is just one piece of the puzzle. The strongest offer will align with your goals and minimize your risk.
Key areas to review:
- Offer price and any escalations
- Closing date and timeline flexibility
- Contingencies (inspection, appraisal, financing, home sale)
- Earnest money deposit amount
- Type of financing or cash
I’ll help you compare each term in context with your overall goals.
Understand Buyer Financing
Cash offers reduce the chance of delays and usually mean a quicker close. But a buyer with strong financing can be just as solid.
Things we’ll consider:
- Pre-approval letter from a reputable lender
- Down payment amount
- Loan type (conventional, FHA, VA)
- Lender communication and track record
If needed, I’ll contact the buyer’s lender to verify their strength.
Evaluate Contingencies
Contingencies protect the buyer, but they also add potential hurdles to closing.
Watch for:
- Long inspection windows
- Appraisal gaps or low valuations
- Offers contingent on selling another property
We’ll weigh the impact of each and decide what’s acceptable.
Closing Timeline Matters
Your personal move-out schedule plays a big role. Some buyers may offer leasebacks or flexible timelines. Others may need to close quickly.
Together we’ll choose the offer that fits best with your next steps.
Consider the Buyer’s Motivation
A well-written personal letter, fast response times, or clear communication can signal a motivated buyer. If we receive similar offers, the most committed buyer often becomes the best choice.
We’ll discuss any buyer background that may affect their follow-through.
Counteroffers Can Improve Terms
If one offer looks great but needs a small tweak, such as a faster close or fewer contingencies, we can send a counteroffer. I’ll guide you through this so we don’t risk losing buyer interest.
Compare Net Proceeds
We’ll break down:
- The true bottom-line profit after concessions
- Who pays for title fees, closing costs, and repairs
- Your estimated net proceeds based on each offer
Sometimes a lower offer with fewer costs nets you more than a higher one.
Final Thoughts
Choosing the right offer is about balance. I’ll help you weigh your options carefully so you can sell with confidence, on your terms.
I’m Gary Owen, REALTOR® in Lubbock, TX. Want expert help navigating offers and choosing the best one for your goals? Follow me on social or join my email list for local selling advice and guidance.
