5,583,278
most offers sound lousy to me.... I like the clean deals with standard contingencies like financing and inspections....
-
Doug Dawes
Topsfield, MA
-
Paul S. Henderson, REA...
Tacoma, WA
-
Bob Crane
Stevens Point, WI
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Debe Maxwell, CRS
Charlotte, NC
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
-
Lynnea Miller
Bend, OR
4,572,183
Counters or offers can be written in many ways. As agents/brokers we advise with options.
-
John Pusa
Glendale, CA
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Bob Crane
Stevens Point, WI
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Debe Maxwell, CRS
Charlotte, NC
-
Candice A. Donofrio
Fort Mohave, AZ
1,052,211
Up to the buyer. Buyer, you really want this house you may have to do this.
Do I recommend that you do it? No.
Can I guarantee a deal if you don't do it, no.
Is it possible that the listing agent will lose every offer on the table by forcing that, possible.
Can you walk away and go to the next?
^^That's really the only question.
-
Steve Higgins
Kelowna, BC
-
Doug Dawes
Topsfield, MA
-
Paul S. Henderson, REA...
Tacoma, WA
-
Bob Crane
Stevens Point, WI
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Teri Pacitto
Westlake Village, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
1,844,301
Well I wouldn't do it & would still use the inspection & mortgage clauses. Still, it's ultimately up to the buyer. If you had a house to sell or close - this is the news that your office is kicked to the curb (politely of course).
-
Doug Dawes
Topsfield, MA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Debe Maxwell, CRS
Charlotte, NC
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
-
Susie Kay
Plano, TX
-
Lynnea Miller
Bend, OR
-
Paul S. Henderson, REA...
Tacoma, WA
-
Nina Hollander, Broker
Charlotte, NC
5,104,931
Can't say that I have. I've had a notification that there are multiple offers and seller is asking for highest and best, which includes contingencies.
-
Doug Dawes
Topsfield, MA
-
Carol Williams
Wenatchee, WA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
-
Susie Kay
Plano, TX
-
Lynnea Miller
Bend, OR
5,230,102
Different strokes for different folks, I guess. That's not how I would advise my sellers to respond. I would be more specific. It sounds like they got one with no contingencies (cash, no inspections, etc.) but, their Offer price was not what the seller wants. Sounds like they like your price but, without the contingencies.
As for what to do as a buyers' agent, advise but, it's ultimately the buyers' decision.
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Anthony Acosta - ALLAT...
Atlanta, GA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Candice A. Donofrio
Fort Mohave, AZ
-
Joseph Domino 480-390-...
Scottsdale, AZ
2,781,173
He who has the gold rules.....
-
Doug Dawes
Topsfield, MA
-
Bob Crane
Stevens Point, WI
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Debe Maxwell, CRS
Charlotte, NC
-
Michael Jacobs
Pasadena, CA
-
Lynnea Miller
Bend, OR
509,449
We can inform our buyer what his options are and what may happen if he selects to do certain things. However, the final decision is his. I've had times that both the buyer and I thought that our offer was really good but we still didn't get the home. When talking to the listing agent, he said our offer ranked 10 out of 15. So apparently it was not that good compared to others.
-
Doug Dawes
Topsfield, MA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Debe Maxwell, CRS
Charlotte, NC
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
-
Susie Kay
Plano, TX
711,852
I would not advise my client to accept such a counter. What about inspection? financing? review of preliminary title report? No out at all and the buyer's earnest money is at risk.
-
Doug Dawes
Topsfield, MA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
-
Joseph Domino 480-390-...
Scottsdale, AZ
-
Debe Maxwell, CRS
Charlotte, NC
-
Candice A. Donofrio
Fort Mohave, AZ
-
Michael Jacobs
Pasadena, CA
2,390,620
It does sound shady to me as well Paul S. Henderson, REALTOR®, CRS . I'd never suggest to my buyers that they drop contingencies unless they were not worth making in the 1st place like "snow thrower to be included".
-
John Pusa
Glendale, CA
-
Steve Higgins
Kelowna, BC
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Anthony Acosta - ALLAT...
Atlanta, GA
-
Michael Jacobs
Pasadena, CA
-
Candice A. Donofrio
Fort Mohave, AZ
805,909
No I have never had that happen to me, nor have I ever heard of it. I would advise my clients to keep the conditions we stated in our offer. Yes, I think it does sound a little shady or desperate to me.
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Candice A. Donofrio
Fort Mohave, AZ
-
Bob "RealMan" Timm
Minot, ND
7,836,139
Advise your client how to protect their interests.
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Candice A. Donofrio
Fort Mohave, AZ
-
Bob "RealMan" Timm
Minot, ND
-
Steve Higgins
Kelowna, BC
508,318
You have to protect your client. There are other ways to convince the seller to accept your offer. "Make them an offer they can't refuse. - Vito Corleone
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Michael Jacobs
Pasadena, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Candice A. Donofrio
Fort Mohave, AZ
-
Bob "RealMan" Timm
Minot, ND
-
Debe Maxwell, CRS
Charlotte, NC
900,128
They can ask... buyer can decide.
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Bob "RealMan" Timm
Minot, ND
-
Candice A. Donofrio
Fort Mohave, AZ
-
Joseph Domino 480-390-...
Scottsdale, AZ
3,345,091
That kind of crap was very common in my market years ago. Thankfully the market is shifting and I see less of that kind of crap.
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Teri Pacitto
Westlake Village, CA
-
Bob "RealMan" Timm
Minot, ND
3,416,038
I have received such messages. When i am on the buyer sides with cash investors, I already have them do this by inspecting as we see the home and basing are offer on what we see. If i was a owner occupied buyer, i might run
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Michael Jacobs
Pasadena, CA
-
Ron and Alexandra Seigel
Carpinteria, CA
-
Candice A. Donofrio
Fort Mohave, AZ
-
Bob "RealMan" Timm
Minot, ND
2,220,654
I have not Paul.
-
Bob "RealMan" Timm
Minot, ND
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
-
Anthony Acosta - ALLAT...
Atlanta, GA
469,510
Perhaps the listing agent was over zelous in their choice of words, but I believe he/she is telling all the buyer's agents what to do if they "want" the property.
It is quite common in our area for folks to submit offers with no contingencies - not because they want to and certainly not because the buyer's agents want to but because there's going to be 4 or 5 or 10 other offers that don't have any contingencies and if a buyer wants the property that's the way it is. And yes it takes disclosures up the yin-yang to try and limit agent/brokerage liability. Buyer remorse and related disatisfaciton issues after closing are much more prevelent under these conditions yet we have dealt with them for the past 2 to 3 years. Not on every property/transaction but enough for it to be "common".
-
Steve Higgins
Kelowna, BC
-
Bob "RealMan" Timm
Minot, ND
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
1,311,397
In a multiple offer situation, it is a matter of the seller putting forth what works for them. The potential buyers either accept, ignore, or counter back with what they want.
I see nothing unusual with the counter that you described. Buyer can still accept, reject or counter.
-
Doug Dawes
Topsfield, MA
-
Dan & Laurie Pittsenba...
Bellingham, WA
-
Bob "RealMan" Timm
Minot, ND
-
Michael Jacobs
Pasadena, CA
5,772,575
Paul,
Great answers by all who have responded. All make great sense to me. A
-
Steve Higgins
Kelowna, BC
-
Doug Dawes
Topsfield, MA
-
Michael Jacobs
Pasadena, CA
-
Bob "RealMan" Timm
Minot, ND
1,196,798
I have not, Paul
-
John Pusa
Glendale, CA
-
Steve Higgins
Kelowna, BC
-
Bob "RealMan" Timm
Minot, ND
6,393,494
Clean offers do level the playing field.
-
Bob Crane
Stevens Point, WI
-
Bob "RealMan" Timm
Minot, ND
-
Doug Dawes
Topsfield, MA
3,125,842
If the buyer wants the property and is willing to do that, so be it- though I will never recommend removing all contingencies. Their decision.
-
Bob "RealMan" Timm
Minot, ND
-
Peter Testa
Danbury, CT
-
Doug Dawes
Topsfield, MA
4,160,899
Paul S. Henderson, REALTOR®, CRS I haven't yet!
-
Doug Dawes
Topsfield, MA
-
Bob "RealMan" Timm
Minot, ND
-
Michael Jacobs
Pasadena, CA
352,976
Risky and ultimately the Buyer has to make the decision and going against the advice of Broker they typically do not accept. More often than not this “strategy” backfires. This strategy usually doesn’t come from the seller either....just saying!
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Doug Dawes
Topsfield, MA
-
Bob "RealMan" Timm
Minot, ND
-
Michael Jacobs
Pasadena, CA
758,035
Sounds like they have an offer with no contingencies but maybe the price or something else isn't right with it & they hope someone else will offer those same terms. I probably wouldn't be moved by that & I would just write it up the way I planned to.
-
Steve Higgins
Kelowna, BC
-
Bob "RealMan" Timm
Minot, ND
628,814
Never have had that reply, in the end it is the Buyers decision not something I would recommend
-
Bob "RealMan" Timm
Minot, ND
-
Doug Dawes
Topsfield, MA
1,153,794
I have had similar clauses although none written in such a manner. Too nuch is left to interpretation here.
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Bob "RealMan" Timm
Minot, ND
-
Doug Dawes
Topsfield, MA
2,178,603
I would NEVER advise to accept such a counter offer but, as has already been said, it's up to the buyer. If the buyer is healthy financially and can take the risk they may choose to go for it.
-
Doug Dawes
Topsfield, MA
-
Bob "RealMan" Timm
Minot, ND
1,502,998
In my experience the seller can't require this, but they can put in a shortened period for contingencies.
-
Bob "RealMan" Timm
Minot, ND
1,239,901
Rarely in this area, an offer is considered w/o a contigiency removal. 100% homes have more than 1 offer. In fact CAR has a check there is no contigiency and sellers will start looking at your offer. Offer less than asked is still unheard these days.
-
Bob "RealMan" Timm
Minot, ND
5,049,450
Haven't had this happen and would not advise my sellers to respond that way, but it's up to them. Don't think it would fly in our market.
-
Bob "RealMan" Timm
Minot, ND
1,712,676
4,800,082
536,943
Never got one like that. Always highest and best.
-
Bob "RealMan" Timm
Minot, ND
921,504
Does not sound shady.
Sounds more a like selection tool. AND, a gesture to buyers that they still have an opportunity to make an offer with a greater assurance of closing. This seller is giving interested buyers a 'head-up' on how to WIN.
Clearly they want serious buyers and not frightened agents.
Of course, it is easy to be skeptical and let OTHERS made such decision. Do nothing and someone else buys.
-
Bob "RealMan" Timm
Minot, ND
577,750
No, never had an agent divulge that information in a multiple offer situation, and that is an unreasonable request.
-
Bob "RealMan" Timm
Minot, ND
1,390,113
I would never advise a client to make an offer with no contingencies (financing, inspection at the very least), but buyers who really want a property might bite at this one.
-
Bob "RealMan" Timm
Minot, ND
911,338
Not in those exact words, but I have had listing agents who've said seller wants to reduce amount of offers, so anything you can do to make your offer look better will help. It's up to the buyer though. For example: If they want to remove radon contingency, and deal with later if they're offer is accepted, they can. They can also increase their EMD, and do other things to make their offer look better to sellers.
-
Bob "RealMan" Timm
Minot, ND
3,626,530
Time to walk, no make that run away, and go to another deal
-
Bob "RealMan" Timm
Minot, ND
1,197,152
Yes at first blush but I need more information.
-
Bob "RealMan" Timm
Minot, ND
4,936,705
1,725,996
4,434,127
417,221
A buyer who is strong can get a bridge loan and not make his up leg contingent in the offer to buy. They can tighten up release date to 10 days if lender is on the ball and you have inspector lined up immediately. If buyer is not willing or able to take out sale contingency and tighten up time frame, then find another house to buy, this one will be a pain
556,536