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11 Strategies to Win in Multiple-Offer Situations

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1. Build a Relationship With the Listing Agent

  • Establish rapport early. A good relationship with the listing agent can make a difference when offers are close.

  • Ask questions to better understand the seller's priorities. Is their biggest concern price, closing timeline, a leaseback, or certainty of closing?

  • Communicate confidence and professionalism. Simple statements like “I look forward to working with you” and “My goal is to make this a smooth transaction for everyone” go a long way.

  • Make the listing agent WANT to work with you.

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2. Submit a Strong Preapproval Letter

  • Include a current preapproval letter from a reputable lender.

  • Emphasize your buyer's financial strength, including verified funds, underwriting progress, and ability to close.

  • CC the lender on your offer email so the listing agent has a direct point of contact.

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3. Have Your Lender Call the Listing Agent

  • A proactive lender can give your offer an advantage.

  • Have the lender contact the listing agent to reinforce the buyer's qualifications, financing strength, and ability to meet the proposed closing timeline.

  • This provides an additional layer of confidence that your buyer can successfully close.

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4. Submit a Clean, Straightforward Offer

  • Avoid unnecessary conditions, complicated provisions, or excessive requests.

  • Make sure every required document is completed correctly and included with the initial submission.

  • The easier your offer is to understand and accept, the better.

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5. USE THE APPRAISAL ADDENDUM!

  • This should be one of your FIRST considerations when competing against other offers.

  • Discuss the appropriate appraisal addendum with your buyer, including the possibility of covering an appraisal shortfall.

  • A buyer willing and financially able to cover an appraisal gap can make an offer considerably more attractive.

  • Ensure your buyer fully understands the financial obligations and risks before agreeing.

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6. Strengthen Your Earnest Money Deposit

  • Consider offering 2% or more of the sales price in earnest money.

  • A larger deposit can demonstrate that your buyer is serious and committed to the transaction.

  • Remember that earnest money is subject to the contract's terms, and a larger deposit may increase the buyer's financial exposure in the event of default.

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7. Increase the Option Fee

  • Consider offering $500 or more for the option fee, depending on the price point and competitiveness of the property.

  • A stronger option fee can signal commitment and help distinguish your offer.

  • Explain to your buyer that the option fee is generally nonrefundable, subject to the contract's provisions.

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8. Keep the Option Period SHORT

  • In competitive situations, consider a 3–5 day option period, provided the buyer can reasonably complete inspections and due diligence.

  • Contact inspectors before submitting the offer to confirm availability.

  • Be prepared to schedule the inspection immediately upon execution.

  • A shorter option period reduces the amount of time the seller's property is tied up during the buyer's unrestricted termination period.

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9. Minimize the Seller's Closing Expenses

  • Consider having the buyer pay certain negotiable expenses, including:

    • Owner's title policy

    • Residential service contract (home warranty)

    • New survey or survey-related costs

    • HOA transfer fees and resale certificate expenses

  • The goal is to increase the seller's net proceeds without necessarily increasing the sales price.

  • Review each expense with your buyer and lender before submitting, and use the appropriate contract provisions.

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10. Structure Closing Cost Assistance Strategically

  • If your buyer needs closing cost assistance, consider increasing the sales price by the requested amount and requesting an equivalent seller contribution.

  • For example, rather than offering $400,000 with $10,000 in seller concessions, consider $410,000 with $10,000 in seller concessions.

  • This can help preserve the seller's intended net proceeds.

  • Important: The home must appraise at the increased sales price, and the financing must permit the proposed concessions.

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11. Find Opportunities Before Everyone Else

  • Network with other Realtors. Build relationships and identify upcoming listings before they hit the market.

  • Join DFW Realtor Facebook groups. Stay active and look for agents sharing upcoming listings or properties needing additional exposure.

  • Search relocation listings. Use the MLS seller-type field for “Relo,” when available. Relocation transactions often involve additional documentation and corporate approval requirements. Agents willing to handle the extra work and submit complete, accurate offers may find less competition.

  • Target institutional sellers. Look at listings on websites such as Opendoor, Redfin, and even Compass.

  • Explore For Sale By Owner properties via FSBO.com or Zillow. Reach out professionally to FSBO sellers to identify opportunities for your buyers.

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Remember: Winning in a multiple-offer situation isn't always about offering the highest price. It's about presenting the strongest overall terms, minimizing uncertainty for the seller, and demonstrating that your buyer can successfully close.

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