How to Evaluate Multiple Offers on a House: What to Look for Beyond the Price

Evaluating multiple offers on your house can be overwhelming. While the price is crucial, other factors significantly impact the final decision.

I have put significant effort into providing the best guidance on how to evaluate an offer to purchase in real estate sales:

Key considerations beyond the offer price
How financing terms affect the sale
The importance of contingencies and proposed closing dates

Knowing how to deal with a bidding war is essential as a seller. Maximum Real Estate Exposure has insightful advice worth reading.

Let’s examine the specifics that go beyond just the numbers.

1. Understanding the offer price and its implications

Analyze the offered price: While a high offer is appealing, it’s essential to ensure it matches the current market value of your home. An over-market-value offer might result in complications during the appraisal stage. Utilize tools like Comparative Market Analysis (CMA) and consult with real estate agents to evaluate the fairness of the offered prices.
Compare with other offers: When comparing multiple offers, look beyond the price. A higher offer may come with more contingencies or require more significant seller concessions from you. After accounting for all costs and potential concessions, weigh the net proceeds you would receive from each offer.
Appraisal Value: The buyer may face financing issues if the offer price exceeds the appraised value. Lenders usually won’t finance amounts above the appraised value, which could lead to a price renegotiation or the buyer backing out. Based on recent comparable home sales, ensure the offer price is realistic and sustainable. Being realistic will help you get more money for your house.

2. The buyer’s financing details

Cash offers: Cash offers are often preferred because they prevent financing from falling through and typically allow for a quicker closing process. Verify proof of funds to ensure the buyer has the necessary cash available.
Pre-approval letters: A pre-approval letter indicates that the buyer has undergone preliminary checks by a lender and is likely to secure financing. Check the validity and reliability of the pre-approval letter to gauge the buyer’s financial stability.
Financing percentage: Understand how much of the purchase price the buyer plans to finance. Buyers with higher down payments (e.g., 20% or more) are generally more attractive as they are less reliant on financing and less likely to encounter appraisal issues.
Lender reliability: Research the buyer’s lender to ensure they have a good reputation for timely closing deals. A reliable lender can significantly reduce the risk of delays and complications.

3. Contingencies and their impact

Home inspection contingency: This allows the buyer to conduct a professional inspection of your home and negotiate repairs or a price reduction based on the findings. Be prepared for potential negotiations and consider the repair cost and time required.
Appraisal contingency: This clause allows the buyer to back out if the home appraises for less than the offer price. It protects the buyer but can pose a risk to the seller if the appraisal value doesn’t meet expectations. Be aware of the local market trends to anticipate appraisal outcomes.
Home sale contingency: The buyer’s purchase depends on selling their home. This contingency can introduce significant delays and uncertainty. Evaluate the market conditions of the buyer’s current home and their likelihood of selling it quickly.
Financing contingency: The buyer can cancel the contract if they cannot secure financing. Understand the buyer’s creditworthiness and their lender’s reputation to assess the likelihood of this contingency affecting the sale.

4. Proposed closing date

Flexibility: Aligning the closing date with your timeline is crucial. If you need more time to move, consider offers that provide a flexible or extended closing date. Conversely, if you are in a hurry to sell, prioritize offers with a quicker closing timeline.
Quick closing: Buyers paying with cash or those with solid pre-approval letters can typically close faster. A shorter closing period reduces the risk of issues arising during the process and can save you carrying costs like mortgage payments and utilities.
Extended closing: If you need more time to vacate the property or have specific timing needs (e.g., aligning with purchasing a new home), offers with extended closing dates might be more suitable. Ensure that the extended timeline is clearly defined in the contract.

5. Earnest money deposit

Amount: A higher earnest money deposit shows the buyer’s seriousness and commitment to the purchase. It also provides financial security if the buyer defaults without a valid reason.
Non-refundable: Some buyers may offer non-refundable earnest money deposits, which they forfeit if they back out without a legitimate reason. This can provide additional security and show the buyer’s strong commitment.
Release Terms: Understand the terms under which the earnest money will be released from the escrow account. Ensure the contract specifies conditions for refunding or retaining the deposit, protecting you in case of buyer default.

6. Special requests and inclusions

Personal property: Some buyers may request that certain items, such as appliances or furniture, be included in the sale. Determine if you are willing to part with these items and consider their value in the overall offer.
Repair requests: Be cautious of buyers who ask for extensive repairs or improvements. Evaluate the feasibility, cost and time required to complete these requests. Factor these into the net proceeds and decide if it’s worth accommodating.
Seller concessions: Buyers might request that you cover some of their closing costs, which can reduce your net proceeds. Assess the impact of these concessions on your financial outcome and compare them across different offers.

7. Buyer’s flexibility and motivation

Negotiation willingness: Some buyers are more flexible regarding terms and contingencies. A buyer willing to negotiate and compromise can make the process smoother and more favorable for you.
Communication: Effective and clear communication from the buyer or agent indicates a smoother transaction process. Evaluate the responsiveness and clarity of communication during the offer negotiation phase.
Personal letters: Sometimes, buyers include personal letters to appeal to you emotionally. While this should not be the sole basis for your decision, it can help differentiate between equally strong offers and make the process feel more personal.

Conclusion

Evaluating multiple offers on your house requires a comprehensive approach beyond just the price. By considering financing details, contingencies, closing dates, earnest money deposits, special requests and the buyer’s flexibility and motivation, you can make a well-informed decision that aligns with your goals and needs.

In conclusion, remember these key takeaways: