When buyers look at a house more than 2 times, do you think they're trying to "talk themselves into the house"?  For the most part, a buyer looks at a house, decides to submit an offer, negotiates, and during our Texas "option period", they go back to the house and look at it again during their inspection and decide if they want to really move forward.  Sometimes, a buyer will look at a house twice before sbumitting their offer to make sure they're ok with the "option money" they might lose, though it's usually just only $100.

If you're a seller, and you see the buyer has made 5 appointments to view the house, what do you think?  9 appts?  12 appts?

I have a "friend" who is selling his house.  It's been on the market for about 8-9 months.  I didn't list it and neither did the person I referred them to because they wanted to list way too high.  They're excited because this couple has seen the house 4 times and they were waiting for an offer because the buyers "had to" like the house to see it so many times.  Then, 5 times, 6 times, 7 times...

They were very excited.  I didn't want to burst their bubble, but I explained that a buyer looking at a house that many times is trying to "talk themselves into the house".  They didn't understand.  I explained how most people know if they like a house or not after seeing it the first time, and maybe a second.  I said, if they needed to see it 7 times, one of them really doesn't like the house and the other is probably trying to convince the other about how great it is.

I further explained that if one really doesn't care for it, that the offer they receive is going to be fairly low and along with the low offer, they're going to be hard to negotiate with as they probably won't come up very much as the one person doesn't care if they don't get the house.

These buyers saw the house 9 times before submitting an offer. My "friends" emailed to brag about how they got an offer.

However, before having an executed contract, the buyers had seen the house 12 times!  Yes, 12 times!  My "friends" emailed to further brag about how the buyers "bought" the house (though it doesn't close until the end of the month), and bragged to another friend about how I didn't know what I was talking about.

I shrugged it off until I got further details. 

All I've got to say is, "Original asking price was $650k.  Offer was $430k.  After negotiating back and forth 6 times, the contract price is ONLY $440k!"

Ok, I've got one more thing to say, "WHO WAS RIGHT?!?!"