What to Do When You Receive an Offer on Your Home

You’ve listed your home, worked hard to get it ready for showings, and now…the exciting moment has arrived: an offer (or maybe several!) is on the table.

This is a pivotal stage of the selling process, and it’s normal to feel both excited and a little overwhelmed. Whether you receive one offer or multiple, you have several options for how to respond — and each choice can impact the final outcome.

Here’s a clear guide to help you understand your options and make a confident decision with Julie’s expert guidance.

1. Accept the Offer as Is

The simplest and most straightforward option is to accept the offer exactly as presented.

• This means you agree to the purchase price, terms, and timeline without any changes.

• It’s the best option when the offer meets (or exceeds) your expectations and the terms work well for you.

Why This Might Be the Right Choice:

• The offer is strong and aligns with your goals.

• You want a quick, smooth sale without extended negotiations.

• You’re satisfied with the buyer’s financing and closing timeline.

Julie’s Tip: Even when accepting, Julie will help you carefully review the offer to ensure there are no hidden surprises in the contingencies or timelines.

2. Reject the Offer

If an offer doesn’t meet your needs and there’s no room for compromise, you have the option to reject it outright.

• This officially ends negotiations with that particular buyer.

• It’s common when an offer is far below your asking price or includes terms you simply can’t agree to, like unusual contingencies or an unworkable closing date.

Why You Might Reject an Offer:

• The price is too low to consider.

• The buyer’s financing seems risky or uncertain.

• You already have stronger offers in hand.

Important Note: Rejecting an offer doesn’t always close the door forever — sometimes buyers come back with a new, improved offer.

3. Counter the Offer

If you like parts of the offer but want to change certain terms, you can counteroffer.

• A counteroffer allows you to adjust elements like:

  • Purchase price

  • Closing date

  • Included/excluded items (like appliances)

  • Contingencies, such as inspections or financing timelines (Review our article on the different contingencies involved in a real estate transaction)

• Once you counter, the buyer can accept, reject, or counter again.

Why This Works Well:

• Keeps negotiations open while moving closer to an agreement.

• Helps you refine the terms to better fit your goals.

• Often results in a win-win solution when both parties are motivated.

Example:
If the buyer offers $295,000 with a 60-day closing, you might counter at $305,000 with a 45-day closing.

4. Handling Multiple Offers

Receiving multiple offers can feel like a dream scenario, but it also adds complexity.
Here are your main options:

Option A: Accept the Best Offer

• Review all offers carefully and choose the one that best meets your needs.

• Consider not only price but also:

  • Buyer financing (cash vs. mortgage)

  • Contingencies included or waived

  • Closing timeline flexibility

  • Earnest money amount

  • Overall likelihood of a smooth, successful closing

Julie’s Tip: The highest offer isn’t always the strongest. Julie will help you evaluate the complete picture to avoid surprises later.

Option B: Counter One Offer

• Select the offer you prefer and send a counteroffer to that buyer.

• This lets you refine terms without juggling multiple negotiations at once.

• Risk: The other buyers may walk away while you’re negotiating.

Option C: Send Multiple Counters (with Caution)

• You can legally counter multiple offers at the same time, but this must be done very carefully.

• If two buyers accept your counter at the same time, you could end up in a contract conflict.

• Julie will guide you through this process, ensuring all documentation is handled correctly and transparently.

Key Factors to Consider When Deciding

No matter how many offers you receive, keep these factors in mind:

• Price: Does it meet your financial goals?

• Contingencies: Are there conditions that could delay or derail the sale?

• Financing Strength: Cash offers or pre-approved buyers are typically stronger.

• Timeline: Does the closing date work with your moving plans?

• Overall Risk: Which offer has the highest likelihood of reaching the finish line smoothly?

Julie’s Role in Negotiations

This stage of the selling process can feel stressful, but you don’t have to navigate it alone. Julie will:

• Review every offer in detail with you.

• Explain complex terms in plain language.

• Strategize the best response to meet your unique needs.

• Handle communication with buyers’ agents to keep negotiations professional and efficient.

• Guide you step-by-step to the best possible outcome.

Conclusion

Receiving an offer on your home is exciting, but it’s also a decision-making moment with long-term implications. Whether you accept, reject, or counter, understanding your options will help you make the right choice for your situation.

With Julie’s expertise, you’ll feel confident navigating single offers, multiple offers, and everything in between — so you can sell your home smoothly and successfully.

Feel free to contact Julie Delap, @properties La Crosse, with questions or to get the ball rolling on selling your home!

For more information on the steps involved in the home selling process, click here!