If  you’re lucky enough to receive multiple offers on your home, the decision can feel overwhelming. While it’s tempting to focus only on the highest price, other factors can significantly impact your overall experience and future plans. Take your time—you have a choice, and the right one is within reach.

Here are some key factors to consider when evaluating your offers:

Seller, things to consider:

1. Price vs. Terms- The highest offer may be appealing, but it’s important to evaluate the terms as well. Consider the closing timeline—do you prefer a quick sale, or can you wait for a potentially better offer? In some cases, a slightly lower price may come with a more favorable closing schedule that better aligns with your needs.
2. Type of Financing- The type of financing can affect a deal’s reliability. Conventional loans are generally strong, but FHA or VA loans can also be viable options. All-cash offers are often appealing since they close quickly and avoid potential financing delays. However, always confirm proof of funds for any cash offer.
3. Buyer Contingencies- Carefully review the contingencies in each offer. A buyer willing to purchase your home as-is, waive the inspection, or provide a nonrefundable earnest money deposit may be showing a stronger commitment. Consider the pros and cons—fewer contingencies could mean a smoother, less stressful sale.
4. Rent Back Options-If you need extra time to find your next home, look for offers that might include a rent-back option. This allows you to stay in your home after the sale, giving you some added flexibility during your transition.
5. Personal Connections- While it’s natural to favor friends or family, it’s important to stay fair and objective. Focus on how each offer aligns with your priorities, and carefully consider whether personal relationships should impact your decision.
6. Trust your Realtor’s Insight- Your Realtor brings experience in negotiations and market dynamics. They may have worked with the buyer’s agent or lender before, giving them insight into the reliability of the offer. Consider their recommendations, as they can provide valuable context on each offer’s strength.

12 offers received

Ultimately, the right choice depends on your unique circumstances, including your timeline, financial goals, and comfort with each offer. Take the time to evaluate all factors and select the best fit. Trust your instincts—after all, you decide who gets the keys to your home.

If you’re considering putting in an offer, what can you do to have your offer stand out in a multiple offer situation.

Buyer things to do to get your offer accepted.

1. Price. I once had a Buyer call me, pissed that his offer wasn’t accepted. He had his own agent. I represented the Seller. His offer was the only offer out of 12 offers that wasn’t full price or higher.
2. Financing. Get a pre-approval letter. The Seller doesn’t want to gamble with someone who’s not pre-approved.
3. Put a short inspection period date.
4. Write a “Love Letter” If the house is a family home let the Seller’s know how much you love parts of the home and how you will enjoy the home into the future. However, be careful not to put information that can be perceived as discriminatory into the letter. The Seller’s Realtor may not give the Seller the letter if there is as to protect the Seller from discrimination lawsuits.
5. Write a clean offer. The offer should be typed out on a standard Association of Realtor form. In Hawaii that would be the Hawaii Association of Realtors Purchase Contract (PC). Besides being typed out there should be minimum demands besides what’s printed on the PC.
6. Offer Seller concessions if they need them. Such as a shorter or longer closing date.

Working with multiple offers can be difficult no matter if you are the Buyer’s agent or Seller’s agent. Someone is going to be disappointed.  Hire an experienced Realtor to be sure you’re the one with the winning offer.