I wish I had a few hundred ActiveRain points for every buyer agent who called to say s/he was writing an offer on my favorite unsold listing, then disappeared into the woodwork. 

Now, if the seller is looking at another offer, and if the other agent knows this (and I would certainly tell him), I try to get them to deal with the bird in the hand.  And I let the second agent know that we will consider offers as they come in.  Period.

When I'm the buyer broker, if the listing agent delays, I assume they are shopping the offer.  In this market, I try to have a Plan-B for my buyers, and advise them to pull the offer and move on - unless they really, truly have to have the place.

we enacted a new Bill up here and an offer does not exist if it is not in writing and in our hands.

I've learned my lesson. I don't tell a seller anything until I have an offer in hand.

Karen Fiddler, Broker/Owner An offer isn't an offer until you see it in writing.

We hear that an offer is coming and then it never materializes or comes long after it was expected. Until a valid one is in our hands it just doesn't exist. My duty is to advise the Seller of a valid negotiable instrument not hot air! 

Not until in hand.  I've had that egg dish on my face a few times.

When you have it in writing or electronically.

When I have an offer in writing. In hand . 

When it's too late at night to have a meeting with them. Of course, at the time of the call, everything is in writing.

I tell them when I have it in my hands.  I've had buyer's agent "I am emailing you a contract" and it never appears.

When I have it in my hand

When I have it in my hand.

I agree with the general premise many have stated that experience teaches to wait for the written offer before speaking of it.  Brokers in particular like to "threaten" offers that never arrive.  However, to address the specific scenario in which the seller is making a decision about an existing an offer, I would say you should provide all information you have available about potential additional offers.  

I think it also matters if you work in a broker or attorney state.  In a broker state, when the seller  and listing broker accept the offer, it's doen via a binding contract.  In an attorney state, when the listing broker informs the buyer that their offer is accepted, that just means that a deal memo will go to their principals respective attorneys so they can prepare a contract.  In the latter scenario, the verbal acceptance is in no way binding so there is time for future offers to come in if the seller wishes to consider them.

agree with Cindy i also have learned my lesson ; so when i have it in writing then that min i let seller we have an offer thanks Karen Fiddler, Broker/Owner 

In a timely manner unless seller has instructed otherwise. If the offer in hand meets their expectations, ratify it. Many of those " coming" offers never show up. Also, we are required to present all offers, including verbal offers, unless the sellers have given us written instructions stating they don't want to consider verbal offers.

When it shows up.

As soon as you confirm a verbal or written offer from a serious buyer. 

If I'm told an offer is imminent, I generally tell my client and qualify and advise based on the specific circumstances. Particularly, if we're already negotiating an offer, another potential offer is material to the circumstances and could very well effect how the seller will negotiate. I can't imagine a seller in that situation not wanting to know there might be another offer coming in. It's my job to provide the information and advise, and it's the sellers that decide how to handle it.

I think once you have the offer "in hand" whether written or verbal.  Often times a buyer's agent will say they have an offer "coming" and then you never hear from them again.  I don't like to give false hopes to my sellers.  Exception would be if we are reviewing other offers.  I would let the new "potential" offer know we have received and reviewing an or multi offers and provide a timeline to present their offer.

We do not until the offer is in-hand and legitimate with all the required signatures and documentation. Up to that point, it is not a valid offer.

If the home is new on the market, and buyer just saw it, and ready to write.   Especially if the seller is reviewing offers quickly. 

If one is in play and I hear another is on the way I will tell the seller and if there is any way to wait a little I suggest it. (But not long.)

I might pass on the message to the seller in this circumstance but if the deadline to respond to the first offer is imminent, I would also remind seller to be careful not to wait for something that may or may not come and meanwhile lose the chance for a contract.

I like saying...We may have something here. Standby and I will be in touch