Whether Or Not We Have Multiple Offers Is None Of Your Business

Good post. You are quite right that you must protect your seller's best interests. However, some sellers want the multiple offers.

Excellent post and comments! I wish we could do business like that over here where it is still the norm to ask and disclose whether multiple offers have been received. It must just be the "Aloha"!

Outstanding post and responses.

Everything is a negotiation.

All situations are different, sometimes I may give information up on behalf of my client's best interest, other times NOT.

I don't usually call the listing agent before I submit an offer. i will call afterward to ensure that they know it was sent and to confirm they have received it. On the other hand, it always amazes me how much information listing agents will reveal when ask just the simple question of whether a property is still available when you set the showing appointment.

Great post.  If you ever open a brokerage in the Mid Atlantic let me know ;)

Thank You, as a sellers agent I needed to hear this!

I honestly can't imagine NOT calling the listing agent before writing an offer.  Too many times the information in the MLS is not valid in terms of listing status. Also, as much as the listing agent has a duty to his seller, if he's willing to tell me things that will help my buyer I'm certainly not going to turn down that information.

Great post Bryant...as always I appreciate your honesty and straightforwardness!

I wish that most agents were as direct as you...I would gladly work a transaction with you.

If only you were in California ~~

In our listing agreements between Broker and Seller there is a box where we can indicate whether or not the seller wants multiple offers to be disclosed.  I usually recommend they say, "Yes."

However, after reading your reasons for not disclosing multiple offers, I am inclined to agree with you that it may not always be in the sellers best interest.

I too have had agents tell me that their buyers had changed their minds and had decided not to submit their offers because they did not want to get into a bidding war.

Thanks for inspiring some thought.

You got that right! And then some!

You make some great points and you ARE representing your client's best interest...that is apparent.  But listing agents do need to realize that when a buyer's agent tells you that their client is interested, will make an offer, they should not advise the client to "Go ahead and sign this offer" until all offers are received.  I recently had that happen to me and it was horrible.  The agent had to meet us at the property (UGH) as there was no lockbox.  She talked and talked to my client during our showing which was not only annoying to both me and my client, but really made her look like an idiot to my client after all was said and done.  She NEVER mentioned anything to us about receiving another offer over the weekend (this was a Monday morning showing) and rejecting it due to a home sale contingency...she just showed us the property and talked her head off about how great it was.  My client was ALL IN.  We just went to lunch to discuss her offer and I was headed back to my office to write it.  We even told her that she would be hearing back from us.  Before I could get back, I got a call from this agent stating that her clients decided to accept an offer they had received over the weekend as the buyers would drop their home sale contingency.  Would not let me submit an competiting offer or anything.  In my opinion, that is bad business.  It also angered my client to no end and I am still dealing with the fall out as she has not let go of that property and it has been hard to find another that compares.  I don't think you would do that, but some agents do and it is FRUSTRATING!  There is nothing wrong with getting two or more offers as it surely will bring your client more money in the end...just as you indicated.  So, when other agents use words like "greedy and lazy", it sure if how I felt when my client was shut out without a chance.  Great post - does make a good point.

As you said, each case is unique for both buyer and seller. Sure it is frustrating when a listing agent doesn't give us all the information. But that doesn't mean they aren't doing the best thing for their client. Depending on the buyer's reaction to not having all the information they want, it could work out better or worse for the seller. The agent's responsibility on both sides is to do what is best for their client.

Great Blog, Great information for Realtors, buyers and sellers. Thanks for sharing this detailed information about how real estate should be handled. The Marcus Rice Team with RE/MAX Allegiance in Richmond Va agree with this blog.

Yes, BB, each offer should be handled on it own merit.

You are totally on the mark. I read it as 'sour grapes' from a buyers agent who apparently hasn't learned that lesson yet. Right up there with offers that are accompanied by a long list of why the property is so horrible and not worth the sellers price.

I am several months late on this and I'd love to read all of the comments but don't have time.  I agree with almost everything you said.  The only thing that I don't agree with is:

Telling me you will provide a pre-approval and/or proof of funds tomorrow does my Seller or your Buyer no good. Without these items the offer will not be presented. It’s a non offer.

This may, however, be a state to state difference.  Our contracts allow for proof of funds or loan approval letters to be submitted within a certain period of time after acceptance.  As much as possible I send them with the offer and of course as a listing agent prefer them to be with the offer and it can absolutely affect an offers chances if there is a multiple offer situation.  But, we are also required by Idaho law to present ALL written offers and as timely as possible.  Not presenting it because we didn't have proof of funds would actually be violating the law.  

Otherwise, I think you are right one :-) -Kasey

Hi all, I have an interesting multiple offer situation that I'm hoping someone might have some advice on. We made an offer on a house in South Carolina. The sellers agent informed us there were no other offers on the table when we handed them our offer. When our offer expired he called us to say they had received another offer and needed best and final. We wanted the house so we offered asking price. The sellers agent then came back and told us we did not get the house but refused to tell us why. He then said they would accept our contract as a ratified back up offer where it would become the contract if the other fell through. I was suspicious so I called the sellers agent and pretended to be an interested buyer. He said it was under contract but they were still showing the house and taking all offers up until closing. Is that odd? I found it odd to be showing the house when they already supposedly have a contract and a signed back up offer. My question is this: if he signed the backup offer, are they legally obligated to prove to me (the backup) that they actually do have the first contract? My concern is they don't really have an official contract but have my full price offer as their "backup" while they shop to see If others will offer more. Is that legal? Can my agent ask that they prove they actually have it under contract with the first offer? If they don't can I sue them? I would also like proof of this contract because I'd like to be able to monitor if it falls through so that I know they don't take a 3rd offer as the new backup if the first one falls through. My apologies for so many questions. Has anyone encountered this before? At minimum it strikes me as incredibly unethical if this is going on but is it illegal? Any advice is greatly appreciated. Thanks! Chris

I agree as the seller's you do not have to reveal "insider" information   So how would you represent a buyer with a sellers agent who does not give you information?  That is how would you communicate and negotiate with yourself?