Multiple Offer Dilemma? Make your Offer Stand Out Against the Competition
By Cannon Christian
Finding your dream home is no simple task. You may start by considering a price range or maybe you’re looking for a particular style of home. Often times, home buyers have to meet certain work or family needs – location, a particular number of rooms, the need for a big backyard or a specific amount of garage space.
There are several factors to consider as you narrow the search down to just a few properties. But what do you do when you find your dream home, only to discover other potential buyers have already made offers? In today’s competitive market, buyers need ways to make their offers stand out against the competition. When faced with a multiple offer situation, follow these tricks of the trade:
Include a Sales Price Escalation Addendum with your offer
A Sales Price Escalation Addendum is a document attached to your offer that allows it to be increased by a specified amount, which is activated if competing offers meet certain perimeters. The Sales Price Escalation Addendum is triggered if the seller receives one or more legitimate additional offers, which have a higher net value – the final sale price, after closing costs and buyer concessions have been agreed upon – than the offer with the escalation addendum. Specific values will vary from offer to offer, but this addendum gives your offer room for adjustment.
Don’t ask for Closing Cost Credits and Increase your Earnest Money Deposit
In the real estate business, money talks! Closing costs credits assist the buyer in purchasing the home and reduce the net cash to the seller. Oftentimes with multiple offers in the current sellers’ market, these requests have the offer thrown out immediately. Like a security deposit, earnest money is the initial deposit with the offer as an act of good faith. It shows the seller that you’re serious about your offer and moving towards the purchase. If the offer is accepted, this money goes towards the eventual down payment. When there are multiple offers, increasing the earnest money tells the seller you’re committed to the purchase, and they should give your offer more consideration.
Be prompt with inspection scheduling
When submitting an offer, every property is subject to inspection. Having a tightly scheduled inspection period not only shows you’re serious about moving forward, but also indicates to the seller that you’re in control of the situation. Industry standard is 17 day inspection period, reducing to 10 or 12 days is much more appealing. Being proactive expedites the sales process to closing, which will make any seller happy. By initiating the inspection process and keeping a tight schedule, you make your offer look more serious and closing attainable, which is the mutual goal.
Make sure your agent reaches out to the listing agent prior to submitting an offer
This will help expedite the offer process, again setting your offer apart from the competition. Using the selling agents preferred vendors for items such as termite, title and escrow go a long way to suggesting a smooth transaction. Also, the buyer may need a rent-back period after the sale, and give an idea whether they are willing to give any credits for repairs, etc. This eliminates many of the minor countering items and reduces back and forth negotiating up-front.
This cloud-based electronic signature technology facilitates the exchange of contracts, tax documents and other legal materials. DocuSign simplifies the real estate buying process by organizing all of your documents, making them mobile and easily accessible. Also, your electronic signature will be honored and secure. Since all the documents are saved as electronic files, they can be easily emailed to listing agents. Again, this shows that you are a serious buyer, working with you may be easier than others and they should consider your offer with more earnest.
Keep in mind offers can be too high
Some homebuyers may think no price is too high to pay for their dream home, but the highest offer is not always the strongest. Mortgage lenders must approve the value. Lenders won’t approve a loan for more than the appraised market value of the property. Even though the seller may love an offer higher than list price, the bank may not approve.
Following these steps through your next real estate purchase will help you compete with multiple, legitimate offers on your dream house, making yours stand out above the rest.