By Elise LoSasso
Getting multiple offers on your home is exciting—but it can also be overwhelming. As a real estate agent here in Denver, I’ve helped sellers navigate some fast-moving and competitive situations. The highest offer isn’t always the best one, and choosing the best offer means looking at the full picture—terms, timeline, financing, and the likelihood of closing smoothly.
If you're preparing to sell or reviewing offers right now, here’s what I look at with every seller to help them make a smart, confident decision.
Key Takeaways
- The strongest offer balances price, terms, and reliability.
- Financing type and contingencies affect how secure an offer is.
- Closing timeline should match your plans and move-out needs.
- Your agent plays a key role in comparing risk, net proceeds, and communication.
Understand the Full Offer—Not Just the Price
It’s tempting to focus on the highest number, but that doesn’t always mean the most money in your pocket. A strong offer includes favorable terms, solid financing, and minimal risk of falling apart before closing.
Key elements to review beyond price:
- Financing type (cash, conventional, FHA, VA)
- Appraisal gap coverage, especially when offers go above asking price
- Earnest money deposit, which shows how serious the buyer is
- Seller concessions or repair requests that impact your net proceeds
- Contingencies that give the buyer exit points
Consider the Buyer’s Financing
How the buyer plans to pay plays a big role in the speed and security of the deal. Cash isn’t always the highest offer, but it often reduces risk.
Financing types and their impact:
- Cash: No lender, no appraisal required, fewer delays—just make sure they’ve verified proof of funds.
- Conventional loans: Strong if the buyer is well-qualified and already underwritten.
- FHA/VA loans: May require stricter appraisal and property condition standards, which can lead to repair demands before closing.
Pay Attention to Contingencies and Risk
Every contingency is a chance for the buyer to walk away—so fewer, shorter, or waived contingencies usually mean a stronger offer. But removing them entirely doesn’t always make sense either.
Contingencies to evaluate:
- Inspection: Is the buyer waiving it, shortening the deadline, or asking for “informational only”?
- Appraisal: Are they covering any gap between offer and appraised value?
- Financing: Have they provided full pre-approval or underwriting?
- Home sale: Are they depending on selling another home before they can buy yours?
Make Sure the Timeline Works for You
Your ideal buyer will be flexible—or at least aligned—with your timeline. Whether you're relocating, buying something new, or still searching, you need an offer that gives you enough room to breathe.
Timeline details to consider:
- Closing date: Does it give you time to move or line up your next home?
- Post-closing occupancy: Are they offering to let you stay a few extra days or weeks if needed?
- Fast-close offers: These may look attractive, but only if you’re truly ready to move quickly.
Evaluate Net Proceeds, Not Just Top-Line Price
What you walk away with matters more than the number at the top of the offer. A higher-priced offer with lots of fees or requested concessions might net you less than a slightly lower one with cleaner terms.
What I calculate for every seller:
- Seller-paid closing costs or buyer credits
- Requested repairs or allowances
- Extended occupancy concessions
- Final net proceeds after all costs, so you can compare apples to apples
Watch for Escalation Clauses and Multiple-Offer Strategies
In a competitive market like Denver, buyers sometimes include escalation clauses—where they agree to outbid the next highest offer by a certain amount, up to a cap.
How to approach these:
- Read escalation terms carefully to verify they're enforceable and financially backed.
- Compare net proceeds at full escalation price, not just base offer.
- Consider asking for best-and-final offers instead of accepting an escalation.
Don’t Overlook Buyer Motivation and Agent Communication
An offer is only as good as the people behind it. I always reach out to the buyer’s agent to understand the buyer’s goals and assess how smoothly the transaction is likely to go.
Why this matters:
- A motivated buyer is less likely to back out or make unnecessary demands.
- Experienced, responsive agents help avoid miscommunication and delays.
- Local knowledge often means a smoother inspection, appraisal, and closing process.
FAQs
Is the highest offer always the best one?
Not always. You want the offer that balances strong price, solid financing, and the least risk of falling through. I help you evaluate every detail to find that balance.
What is appraisal gap coverage?
It means the buyer agrees to pay the difference if the appraisal comes in lower than the offer price—protecting your agreed sale amount.
Can I negotiate when I have multiple offers?
Absolutely. I often help sellers request best-and-final offers, negotiate timelines, or improve terms—even after the initial offers are submitted.
Contact Elise LoSasso Today
When it’s time to choose the best offer for your home, I’m here to make sure you’re protected, informed, and in control. From offer breakdowns to strategic negotiations, I’ll help you understand what every term means—so you can move forward with total confidence.
Contact me at Elise LoSasso, and let’s review your offers together. I’ll help you choose the one that truly fits your goals—not just the one with the highest number.
Contact me at Elise LoSasso, and let’s review your offers together. I’ll help you choose the one that truly fits your goals—not just the one with the highest number.
