Jeff Dowler, CRS, The Southern California Relocation Dude (eXp Realty of California, Inc.)

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Rainmaker
4,442,495
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Price, conditions, quality of loan pre-approval.

Mar 26, 2016 10:43 PM
Ambassador
3,986,960
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

Net price, speed of closing and contingencies that could kill the sale.

Mar 27, 2016 10:24 AM
Rainmaker
1,562,074
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

Reputation of the buyers agent!  I am well-known in my local market.  When a listing agent gets one of my offers they know one thing . . . they WILL close escrow!!  I can't waste time with buyers who can't as an Exclusive Buyers Agent!

Mar 27, 2016 09:40 AM
Ambassador
3,147,717
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

The buyer that has been well vetted and has the highest probability of closing. 

Mar 27, 2016 12:43 AM
Rainmaker
868,688
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Depends on the sellers situation. Many agents think " quick closing" makes their offer seem more attractive, but many sellers aren't interested in a quick closing. Price, terms, financing info, down payment, proof of funds if appraisal is low, etc. It's just case by case.

Mar 26, 2016 09:40 PM
Ambassador
4,316,065
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Jeff Dowler CRS - terms and conditions. If the buyers are willing to drop certain contingencies, better it is.

The guarantee of the sale should be most important for the seller.

Mar 26, 2016 03:24 PM
Rainmaker
2,707,335
Lisa Von Domek
Lisa Von Domek Team - Dallas, TX
....Experience Isn't Expensive.... It's Priceless!

Type of loan, conditions of sale and how strong their agent is at negotiations...to name just a few

Mar 27, 2016 02:32 AM
Rainmaker
1,668,126
Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West - Carlsbad, CA
Presence, Persistence & Perseverance

As the agent for the seller, we must follow the Mailbox Rule to protect our sellers and make sure they understand it and the ramifications. The seller must not fall victim to the 'Kid in the Candy Store' Syndrome.

Mar 27, 2016 12:34 AM
Rainmaker
2,109,056
Anthony Acosta - ALLATLANTACONDOS.COM
Harry Norman, REALTORS® - Atlanta, GA
Associate Broker

Highest price and short closing.

Mar 26, 2016 11:35 PM
Rainmaker
1,466,027
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Jeff Dowler CRS Price should not be the only motivator when choosing an offer. Looks at the finer points of the offer such as terms, contingencies, etc.

Mar 26, 2016 11:33 PM
Rainer
13,317
Sheyenne Schultz
The Realty Group - Torrance, CA
Got 2 SELL? or BUY? Just CALL SHY! 310-429-4170

Not necessarily PRICE! As we all know, u have a good idea on what the MAX price your listing would APPRAISE for.... so having SKYHIGH unrealistic offers come in ABOVE the max appraisal price is, frankly...a waste of time.

And when u do this, u get a buyer who got caught up in the game of wanting THEIR offer accepted, yet...when they win the bid....these buyers usually have BUYERS REMORSE within days of getting into escrow.

I would say consider price being reasonable, buyer being PRE APPROVED, not pre qualed, do they seem eager to please seller? Meaning are they open to a longer escrow or temp rent back? And MOST IMPORTANTLY how DESPERATELY do they seem to want YOUR HOME!   The buyer whose agent is IN YOUR FACE nicely....is going to HANG in the transaction...not someone

who throws u a sky high offer yet seems disinterested....those r usually making multiple offers and your house may not be their 1st choice.

You want to pick someone who REALLY WANTS YOUR HOME!

Mar 27, 2016 11:47 AM
Rainmaker
579,246
Eric Kodner
Madeline Island Realty - La Pointe, WI
CRS, Madeline Island Realty, LaPointe, WI 54850 -

Some buyers are easier than others for an agent to determine whether they are the most likely to close. I agree with Joy Bender that in some situations, you are only as good as your intuition when you try to figure out who is most likely to perform.

Both the seller and the buyer need to know the rules before multiple offers come in. The listing agent needs to thoroughly explain what might happen and what the sequence of events will be when offers arrive. Buyers need to be comfortable with the idea that their offer will be handled fairly.

Mar 27, 2016 10:22 AM
Rainer
23,771
Angelia Bynum
Maximum One Greater Atlanta Realtors - Atlanta, GA
Realtor® serving all of Atlanta

I agree with Nina Hollander.  I would add cash is king and a quick closing is always nice.

Mar 27, 2016 09:59 AM
Rainmaker
5,580,072
Barbara Todaro
RE/MAX Executive Realty - Happily Retired - Franklin, MA
Previously Affiliated with The Todaro Team

price, terms and conditions..... and not necessarily in that order....

Mar 27, 2016 06:10 AM
Rainmaker
804,802
Susan Laxson CRS
Premiere Plus Realty - Naples, FL
Realtor in Naples & Marco Island, FL

I agree with Nina Hollander - definitely the quality of the loan pre-approval, the price and when they can close.

Mar 27, 2016 04:27 AM
Rainmaker
4,337,182
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Sellers look at their bottom line and the ability for the buyer to close! Each seller has different needs so as a listing agent we need to listen carefully to make sure we achieve their goals.

Mar 27, 2016 03:48 AM
Rainmaker
4,247,428
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

They often think it's all about price but I stress the ability to close.  

Mar 27, 2016 03:09 AM
Rainmaker
3,070,784
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

Net Offer (Price minus concessions to closing costs minus Who pays "negotiable" fees (HOA transfer for example) )

Close of Escrow Date

Who pays "negotiable" fees (HOA transfer for example)

Verified Prequal and/or Proof of funds

Amount of Earnest Money

Any other Terms or Conditions that vary from offer to offer

Waive inspection?

Waive appraisal?

 

Mar 27, 2016 02:53 AM
Rainmaker
468,849
Dan Pittsenbarger
Keller Williams Western Realty - Bellingham, WA
Improving Conditions

Price and probability of performing - keeping in mind that the home may not appraise if that highest bidder is subject to financing and things are getting bid up significantly above asking.

Mar 27, 2016 02:32 AM
Rainmaker
2,685,152
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

If they can perform and when

Mar 27, 2016 01:28 AM
Ambassador
1,604,436
John McCormack, CRS
Albuquerque Homes Realty - Albuquerque, NM
Honesty, Integrity, Results, Experienced. HIRE Me!

Cleanest offer means a lot.

Mar 27, 2016 12:06 AM
Rainmaker
4,433,809
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

It is not always the price.

Mar 26, 2016 10:50 PM
Rainmaker
4,518,838
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Qualification of the buyer and contingencies!

Mar 26, 2016 09:38 PM
Rainmaker
2,508,547
Joe Petrowsky
Mortgage Consultant, Right Trac Financial Group, Inc. NMLS # 2709 - Manchester, CT
Your Mortgage Consultant for Life

Good morning Jeff. I face this issue all the time when bidding on properties to flip. In my case I'm always offering cash, no inspections and closing within a week. The only thing left is price, it depends on how aggressive I want to be.

Mar 26, 2016 06:52 PM
Rainmaker
1,157,535
FN LN
Toronto, ON

There are many issues.  One is how the multiple offer process will work.

Mar 26, 2016 05:02 PM
Rainer
224,119
LUXURYSOCALREALTY COMPASS La Jolla
Compass - La Jolla, CA
San Diego Partner - The Private Client Network

Sometimes the listings agents intuition.  The best terms on paper don't always indicate performance.  

Mar 26, 2016 04:18 PM
Ambassador
3,949,500
Paul S. Henderson, REALTOR®, CRS
Fathom Realty Washington LLC - Tacoma, WA
South Puget Sound Washington Agent/Broker!

I would go in with a very strong offer and maybe A escalation clause up to your limits .....

Mar 26, 2016 03:15 PM
Rainmaker
290,619
Allie Angeloni
Long Realty - Oro Valley, AZ

My first thoughts are if this will be a cash Offer or will financing be required, and what if any are the Contingencies Jeff Dowler CRS

Mar 26, 2016 02:59 PM
Ambassador
5,708,458
Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

Clean offer, good financing, and best price.

Jun 22, 2019 11:11 PM
Ambassador
1,616,454
Harry F. D'Elia III
RentVest - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

It has been my experience sellers get anxious when there are multiple offers. I like to do process of elimination until we have the right offer.

Jun 18, 2016 08:47 AM
Rainmaker
159,631
Deborah "Dee Dee" Garvin
C2 Financial - San Diego, CA
C2 Financial

What a great question!  I appreciate all of the answers as it gives me more insight into assisting my buyers.  I do, however, have to give kudos to Carla Muss-Jacobs.  I have seen more than one transaction fall apart because of actions or reputation of the buyers agent.  

A couple things I have encountered that I have not seen hear.  Of course, assuming a preapproved, successful closing:

1).  Many buyers are interested in who is buying their home.  I have had many buyers choose my FHA or VA borrower over others because they knew how much the buyers wanted THEIR home.  While I agree that detachment is crucial for a seller (and a buyer, for that matter); the fact remains that emotions and motivations do play a part in most transactions I have dealt with.

2).  While I realize cash is almost always king, I am always disappointed to hear offers are judged by the type of loan product is being used.  In today's world it rarely takes any longer to close a FHA or VA loan than a conventional.  There are still many misconceptions about "difficulties" of govie loans; but it simply is not applicable in most cases (as long as the MLO and Mortgage Company know what they are doing!!!).  I do recall "back in the day" when FHA and VA were nightmares and it was very easy to "sell" my Community Homebuyer Conventional client over FHA every day of the week.  Times have changed!  I hope sellers and listing agents will seriously consider a well qualified PREAPPROVED govie borrower.  

3).  I have found that my buyers agents were able to put the transaction together because we were on the same page.  Upon request from either agent (and permission from my clients), I have talked with many listing agents and was able to avail their concerns about the merits of my borrowers offer.

Love this question because it is educational in nature.  Appreciate it very much.

Mar 31, 2016 03:48 AM
Rainmaker
458,462
Brenda J. Andrew
ULTIMA REAL ESTATE - Willis, TX
Professional Realtor in Corpus Christi, TX

Price, financing, buyers down payment, other conditions buyer is asking for such as closing cost, repairs, etc.

Mar 30, 2016 10:46 PM
Rainer
60,641
Renee Paray
Coldwell Banker Preferred - Blue Bell, PA
REALTOR

How likely the loan is to be approved

How long to settle

Contingencies

Mar 29, 2016 10:37 PM
Rainmaker
845,022
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

The terms, in addition to the price e.g. timing, if it's cash, etc.

Mar 28, 2016 01:03 PM
Rainmaker
514,474
Dan Tabit
Keller Williams Bellevue - Sammamish, WA

Price and Capacity to perform, are 1 and 1A.  A high offer with a weak preappoval and no means to address inspection or appraisal issues will lose to a lower cash or large down payment offer that resolves those concerns and is properly documented.

Mar 28, 2016 05:56 AM
Rainmaker
614,926
AJ Heidmann ~ CRS
McEnearney Associates, Inc. - Alexandria, VA
YOUR Alexandria & Arlington, VA Real Estate Expert

It has been said before, but Price and Ability to Close.  In determining the latter, many things come into play; who is the lender (known or unknown), down payment, earnest money deposit, etc.

Mar 28, 2016 03:06 AM
Rainmaker
2,193,536
Elizabeth Weintraub Sacramento Broker
Elizabeth Anne Weintraub, Broker - Sacramento, CA
Put 40 years of experience to work for you

Price is pretty much meaningless in my Sacramento market because a home will appraise at what it will appraise for and everybody mostly offers list or better.

I look for the 110% committed buyer. The motivation of the buyer. If that buyer is steadfast and 110% committed, it means no repair requests will be granted, gaps in appraisals will be paid in cash, and buyers will do whatever it takes to close.

Mar 28, 2016 01:49 AM
Rainmaker
4,309,637
Richard Weeks
Dallas, TX
REALTOR®, Broker

Price, earnest money, closing, contingencies.

Mar 28, 2016 12:38 AM
Ambassador
3,724,077
Patricia Kennedy
RLAH Real Estate - Washington, DC
Home in the Capital

In a multiple situation, cleanliness (of the offer) is next to godliness.  And getting a clean offer without doing anything stupid is the real challenge.

Mar 27, 2016 01:46 PM
Rainmaker
396,448
Shirley Coomer
Keller Williams Realty Sonoran Living - Phoenix, AZ
Realtor, Keller Williams Realty, Phoenix Az

It depends on what is important to the seller.  If the closing date is key (need to stay until school is out and avoid a double move), that may drive an acceptance as long as the price is decent.  Also the strength of the buyer is key and their ability to close.  

Mar 27, 2016 01:01 PM
Rainmaker
3,986,000
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

If they do not offer their highest offer and don

t get it will they kick themselves.

Mar 27, 2016 12:46 PM
Rainer
262,778
James Bath
Gulf Shores Realty - Venice, FL
REALTOR® , AHWD® , SRES® ,e-PRO®

Nothing is as important as likelyhood of PERFORMING to CLOSING! Too bad we are never hard-
fast sure, are we?

Mar 27, 2016 10:27 AM
Rainmaker
474,969
Colleen Fischesser Northwest Property Shop
NextHome Experience - Chelan, WA
A Tradition of Trust in the Pacific NW since 1990!

1. Strength of financing

2. Lender they are using (and do I or the other agent have a track record good or bad with them?)

3. The buyer's agent representing them.

 

 

Mar 27, 2016 08:12 AM
Rainmaker
634,382
Kathleen Luiten
Resort and Second-Home Specialist - Princeville, HI
Kauai Luxury Ocean Home Sales

Ability to close, price, time to close. All cash offers submitted with proof of funds, meeting or exceeding other offers in price and closing in 30 days or sooner, will win every time!

Mar 27, 2016 05:29 AM
Rainmaker
1,550,080
Inna Ivchenko
Barcode Properties - Encino, CA
Realtor® • GRI • HAFA • PSC Calabasas CA

I do not see any issues. They choose the best offer and two backups.

Mar 27, 2016 05:27 AM
Rainmaker
4,799,701
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

The chances (or likelihood) of that offer actually going to closing for the price offered.

Mar 27, 2016 05:07 AM
Rainmaker
1,426,200
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

Price, terms, quality of loan, liklihood of completion and history and local of the agent bringing the client.

Mar 27, 2016 04:33 AM
Rainer
5,160
Cathy Cowger
aReal Estate Service Team - Merritt Island, FL
Broker-Associate serving FL Space Coast

Depends on the situation of the seller.  If my seller needs to sell and sell now, then quickest close at highest price with fewest contingencies.

If my seller has time to wait on longer close then it would be highest price, fewest contingencies, then closing.

Many times there are one or more cash offers with quick close and no contingencies, as long as we have good proof of funds and they are not low ball offers, these can be the best of all worlds.

Mar 27, 2016 03:55 AM
Rainmaker
140,895
Chrissi Chapman Topoleski
Coldwell Banker Realty - Woodbridge, VA
Passionate about helping others achieve success!

Price, concessions, earnest money deposit, strength of loan approval, and how it meets the seller's needs...

Mar 27, 2016 02:51 AM
Rainmaker
6,977,553
Roy Kelley
Retired - Gaithersburg, MD

The best offer that will get to settlement.

Mar 27, 2016 01:55 AM
Rainer
80,553
Linda Guess
Keller Williams Tri-Lakes Branson, MO - Branson, MO
Branson area real estate sales.

The quality of the buyer's offer.  An offer that is sure to close with the highest net to the seller.

Mar 27, 2016 12:06 AM
Rainmaker
3,377,305
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

Price, contingencies, concessions, inspection times and closing date

Mar 26, 2016 10:54 PM
Rainmaker
1,708,235
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

What highest and best really means.

Mar 26, 2016 10:43 PM