Paul S.  Henderson, REALTOR®, CRS, South Puget Sound Washington Agent/Broker! (Fathom Realty Washington LLC)

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Barbara Todaro
RE/MAX Executive Realty - Retired - Franklin, MA
Previously Affiliated with The Todaro Team

most offers sound lousy to me.... I like the clean deals with standard contingencies like financing and inspections.... 

Feb 24, 2019 02:07 PM
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Counters or offers can be written in many  ways. As agents/brokers we advise with options.

Feb 24, 2019 02:43 PM
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Up to the buyer. Buyer, you really want this house you may have to do this.

Do I recommend that you do it? No.

Can I guarantee a deal if you don't do it, no.

Is it possible that the listing agent will lose every offer on the table by forcing that, possible.

Can you walk away and go to the next?
^^That's really the only question.

Feb 24, 2019 02:38 PM
Lyn Sims
RE/MAX Suburban - Schaumburg, IL
Schaumburg Real Estate

Well I wouldn't do it & would still use the inspection & mortgage clauses. Still, it's ultimately up to the buyer. If you had a house to sell or close - this is the news that your office is kicked to the curb (politely of course).

Feb 24, 2019 01:57 PM
Nina Hollander
Coldwell Banker Realty - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

Can't say that I have. I've had a notification that there are multiple offers and seller is asking for highest and best, which includes contingencies.

Feb 24, 2019 02:05 PM
Debe Maxwell, CRS | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

Different strokes for different folks, I guess. That's not how I would advise my sellers to respond. I would be more specific. It sounds like they got one with no contingencies (cash, no inspections, etc.) but, their Offer price was not what the seller wants. Sounds like they like your price but, without the contingencies.  

As for what to do as a buyers' agent, advise but, it's ultimately the buyers' decision. 

Feb 24, 2019 02:52 PM
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

He who has the gold rules.....

Feb 24, 2019 02:09 PM
Susie Kay
Ultra Real Estate Dallas Fort Worth - Plano, TX
North Dallas Specialist

We can inform our buyer what his options are and what may happen if he selects to do certain things.  However, the final decision is his.  I've had times that both the buyer and I thought that our offer was really good but we still didn't get the home.  When talking to the listing agent, he said our offer ranked 10 out of 15.  So apparently it was not that good compared to others. 

Feb 24, 2019 02:13 PM
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

I would not advise my client to accept such a counter.  What about inspection? financing? review of preliminary title report? No out at all and the buyer's earnest money is at risk.

Feb 24, 2019 02:09 PM
Bob "RealMan" Timm
Ward County Notary Services - Minot, ND
Owner of Ward Co. Notary Services, retired Realtor

It does sound shady to me as well Paul S. Henderson, REALTOR®, CRS . I'd never suggest to my buyers that they drop contingencies unless they were not worth making in the 1st place like "snow thrower to be included".

Feb 24, 2019 03:41 PM
Steve Higgins
RE/MAX Kelowna - Kelowna, BC

No I have never had that happen to me, nor have I ever heard of it. I would advise my clients to keep the conditions we stated in our offer. Yes, I think it does sound a little shady or desperate to me. 

Feb 24, 2019 03:32 PM
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Advise your client how to protect their interests.

Feb 24, 2019 03:20 PM
Joseph Domino 480-390-6011
HomeSmart - Scottsdale, AZ
Real Estate Made Easy

You have to protect your client. There are other ways to convince the seller to accept your offer. "Make them an offer they can't refuse. - Vito Corleone


Feb 24, 2019 03:04 PM
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

They can ask... buyer can decide.

Feb 24, 2019 02:59 PM
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

That kind of crap was very common in my market years ago. Thankfully the market is shifting and I see less of that kind of crap. 

Feb 24, 2019 03:42 PM
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

I have received such messages. When i am on the buyer sides with cash investors, I already have them do this by inspecting as we see the home and basing are offer on what we see. If i was a owner occupied buyer, i might run

Feb 24, 2019 03:34 PM
Harry Norman, REALTORS® - Atlanta, GA
Associate Broker

I have not Paul.

Feb 24, 2019 06:37 PM
Dan Pittsenbarger
Keller Williams Western Realty - Bellingham, WA
Improving Conditions

Perhaps the listing agent was over zelous in their choice of words, but I believe he/she is telling all the buyer's agents what to do if they "want" the property.

It is quite common in our area for folks to submit offers with no contingencies - not because they want to and certainly not because the buyer's agents want to but because there's going to be 4 or 5 or 10 other offers that don't have any contingencies and if a buyer wants the property that's the way it is. And yes it takes disclosures up the yin-yang to try and limit agent/brokerage liability. Buyer remorse and related disatisfaciton issues after closing are much more prevelent under these conditions yet we have dealt with them for the past 2 to 3 years. Not on every property/transaction but enough for it to be "common".

Feb 24, 2019 06:27 PM
John Juarez
The Medford Real Estate Team - Fremont, CA

In a multiple offer situation, it is a matter of the seller putting forth what works for them. The potential buyers either accept, ignore, or counter back with what they want.

I see nothing unusual with the counter that you described. Buyer can still accept, reject or counter.

Feb 24, 2019 04:57 PM
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy


Great answers by all who have responded.  All make great sense to me.  A

Feb 24, 2019 03:52 PM
Doug Dawes
Keller Williams Realty - Topsfield, MA - Georgetown, MA
Your Personal Realtor®

I have not, Paul

Feb 25, 2019 02:08 AM
Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Clean offers do level the playing field.

Feb 24, 2019 06:41 PM
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate - St. George, UT
So Utah Residential, Referral & Relocation REALTOR

If the buyer wants the property and is willing to do that, so be it- though I will never recommend removing all contingencies. Their decision.

Feb 24, 2019 06:16 PM
John Pusa
Berkshire Hathaway Home Services Crest - Glendale, CA
Your All Time Realtor With Exceptional Service

Paul S. Henderson, REALTOR®, CRS I haven't yet!

Feb 24, 2019 05:15 PM
Teri Pacitto
Compass - Westlake Village, CA
Real Estate, Your Style...Your Home...My Specialty

Risky and ultimately the Buyer has to make the decision and going against the advice of Broker they typically do not accept.  More often than not this “strategy” backfires. This strategy usually doesn’t come from the seller either....just saying!

Feb 24, 2019 04:03 PM
Peter Testa
Nationwide Homes - Danbury, CT

Sounds like they have an offer with no contingencies but maybe the price or something else isn't right with it & they hope someone else will offer those same terms. I probably wouldn't be moved by that & I would just write it up the way I planned to. 

Feb 25, 2019 11:25 AM
Buzz Mackintosh
Mackintosh REALTORS - Frederick, MD
“Experience, reliable, leadership”

Never have had that reply, in the end it is the Buyers decision not something I would recommend

Feb 24, 2019 07:53 PM
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

I have had similar clauses although none written in such a manner. Too nuch is left to interpretation here.

Feb 24, 2019 05:46 PM
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Property Manager

I would NEVER advise to accept such a counter offer but, as has already been said, it's up to the buyer.   If the buyer is healthy financially and can take the risk they may choose to go for it.

Feb 24, 2019 05:41 PM
Ryan Huggins - Thousand Oaks, CA - Thousand Oaks, CA
Residential Real Estate and Investment Properties

In my experience the seller can't require this, but they can put in a shortened period for contingencies.

Feb 25, 2019 09:08 AM
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

Rarely in this area, an offer is considered w/o a contigiency removal. 100% homes have more than 1 offer. In fact CAR has a check there is no contigiency and sellers will start looking at your offer.  Offer less than asked is still unheard these days.

Feb 25, 2019 08:18 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Haven't had this happen and would not advise my sellers to respond that way, but it's up to them. Don't think it would fly in our market.

Feb 25, 2019 07:59 AM
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

The seller sets the rules.

Feb 25, 2019 07:48 AM
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I have not had one like this.

Feb 25, 2019 05:56 AM
Rose Mary Justice
Synergy Realty Pros - Dandridge, TN
Synergy Realty Pros

Never got one like that.  Always highest and best.

Feb 25, 2019 05:20 AM
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

Does not sound shady.

Sounds more a like selection tool. AND, a gesture to buyers that they still have an opportunity to make an offer with a greater assurance of closing. This seller is giving interested buyers a 'head-up' on how to WIN.

Clearly they want serious buyers and not frightened agents.

Of course, it is easy to be skeptical and let OTHERS made such decision. Do nothing and someone else buys.


Feb 25, 2019 05:02 AM
Gloria Valvasori, Accredited Senior Agent
REAL Experience | REAL Commitment | REAL Results!

No,  never had an agent divulge that information in a multiple offer situation, and that is an unreasonable request.

Feb 25, 2019 04:47 AM
Wayne and Jean Marie Zuhl
Samsel & Associates - Clark, NJ
The Last Names You'll Ever Need in Real Estate

I would never advise a client to make an offer with no contingencies (financing, inspection at the very least), but buyers who really want a property might bite at this one.

Feb 25, 2019 03:33 AM
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Not in those exact words, but I have had listing agents who've said seller wants to reduce amount of offers, so anything you can do to make your offer look better will help. It's up to the buyer though. For example: If they want to remove radon contingency, and deal with later if they're offer is accepted, they can. They can also increase their EMD, and do other things to make their offer look better to sellers.

Feb 25, 2019 03:00 AM
James Dray
Fathom Realty - Bentonville, AR
Exceptional Agents, Outstanding Results

Time to walk, no make that run away, and go to another deal

Feb 25, 2019 02:51 AM
Peter Mohylsky. Beach Expert
PrimeSouth Properties - Santa Rosa Beach, FL

Yes at first blush but I need more information.

Feb 25, 2019 02:39 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

In a hot market, I have heard of this alot.


Mar 02, 2019 09:41 AM
Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Lend Smart Mortgage, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

Trying to thin out the weak of heart it appears

Feb 26, 2019 03:03 PM
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel


Feb 25, 2019 04:34 PM
Caroline Gerardo
Sun West Mortgage Corporation - Newport Beach, CA
C. G. Barbeau the Loan Lady nmls 324982

A buyer who is strong can get a bridge loan and not make his up leg contingent in the offer to buy. They can tighten up release date to 10 days if lender is on the ball and you have inspector lined up immediately. If buyer is not willing or able to take out sale contingency and tighten up time frame, then find another house to buy, this one will be a pain 

Feb 25, 2019 04:16 PM
Greg Cremia
Shore Realty of the Outer Banks - Nags Head, NC

I'vs seen worse.

Feb 25, 2019 12:33 PM