2. Offering your max pre-approved amount
Today’s sellers are often besieged by multiple suitors, and the successful buyer will be one who’s prepared for a bidding war. The best way to arm yourself for battle is to make sure you’ve got a strong financial arsenal. That means getting pre-approved (do this now, if you haven’t already) to show a seller you’re financially prepared to buy a home—their home.
But when you make an offer, beware of submitting a price that exactly matches the amount you were pre-approved for, says Chuck Silverston, principal at Unlimited Sotheby’s International Realty in Brookline, MA.
“Many buyers come in with a pre-approval for the exact offer price, but when you’re competing against other offers, including cash offers, you want to show financial strength,” he says. “An exact pre-approval could make a listing agent nervous because not only does the buyer not have any wiggle room to negotiate, but they might no longer qualify if interest rates rise.”
“In this market I often advise buyers to look at homes under their max loan amount,” echoes Denise Supplee, a Realtor® with Long and Foster Real Estate in Doylestown, PA. “When you have to bid against multiple offers, they will need some room to go up, and if they are at their maximum amount, that may not happen.”
3. Using an obscure lender
Also consider using a well-known local mortgage lender or bank, suggests Realtor Megan Tolland, with Realty Executives Boston, who often sees online pre-approvals from out-of-state lenders or unknown online entities.
“Agents, and therefore sellers, are generally more comfortable with a local lender they know,” she says.
Trust your agent and bid accordingly—even if it means offering a little more than you think you could get away with. If you lowball the seller in the hope that it’ll spark a negotiation, it could backfire—especially in a seller’s market.
“A lowball offer that isn’t backed up with math or comparable sales data is disrespectful and could turn off the seller and possibly mean you will miss out on the property completely,” Sandholm says.
5. Waiving the inspection contingency
“I don’t care whether it’s new construction or even your mom’s house you’re buying from her—get it inspected,” says Joshua Jarvis of Jarvis Team Realty in Duluth, GA.
An inspection is the only way to uncover potential flaws that could cost major cash to fix. And if you waive the inspection contingency in your offer, you stand to lose your earnest money if you back out.
6. Letting outsiders sway your offer
When you’re buying a home, you probably want a second opinion. And probably a third, fourth, and maybe even 10th. We totally get it. But beware of letting these people—who mean well but haven’t seen the many, many other homes you’ve seen—influence your offer.
“The ‘adviser’ does what they think is best and tries to protect the buyer and usually slams the home,” Jarvis says. “Unfortunately, they don’t have the education in seeing the other 10 homes or understanding the market.”
If you’re going to rely on outside advice, Jarvis says, then ask that the person accompany you through as much of the process as possible.
7. Not selling yourself
Wait, isn’t it the seller who, you know, does the selling? It might not sound quite fair, but in a seller’s market, you want to make sure you—the buyer—look as good to the seller as that picture-perfect house looks to you, Silverston says.
And it’s not just about looking good on paper. In fact, Silverston says, the offer process begins the moment the buyer steps through the door at the open house or showing.
“In today’s highly competitive environment, the listing agent is trying to determine which buyer will be the easiest to deal with,” he says.
That’s why buyers should avoid pointing out defects, asking a lot of nitpicky questions, or even insulting the owner’s taste by discussing changes they want to make.
“Basically buyers who act less than enthusiastic will see themselves at a competitive disadvantage when sellers are comparing multiple offers,” he says.
And, don’t forget to help seal the deal with a love letter—a personal touch could be enough to boost you to the top in the seller’s mind.
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