Paul S.  Henderson, REALTOR®, CRS, Tacoma Washington Agent/Broker & Market Authority! (RE/MAX Northwest.)

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Rainmaker
526,059
Mike & Eve Alexander
Buyers Broker of Florida - Orlando, FL
Exclusively Representing ONLY Orlando Home Buyers

I quickly ask the listing agent...

1.  So why have you not accepted it, if it is so good?

2.  Is this your buyer or from your office? (yes, they have to answer)

3.  Is it cash or financed?

Most agents answer my questions because they cannot think fast enough not to...sometimes I ask more questions.

Based on how they answer, if you tune in, you will have your answer on whether they really have another offer or are just pulling your leg. 

If in doubt...tell them that since they have such a great offer, your buyer will move on...if they do not have a good offer, they will encourage you to submit an offer...or they might not care, because they either have a good offer or they have the buyer also.

I add it all up and then I tell the buyer what I think...

Eve

Dec 19, 2017 12:02 PM
Rainmaker
350,570
Susie Kay
Ultima Real Estate - Plano, TX
North Dallas Specialist

I will pass that message to the buyer and let the buyer decides. 

Dec 19, 2017 11:17 AM
Rainmaker
2,974,333
Nina Hollander
Coldwell Banker Residential Brokerage - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

I think it depends on how badly your client wants this house and what your client thinks the house is actually worth. But I would tell my client what the deal was. Besides, how do you know that agent is telling you the truth?

Dec 19, 2017 12:15 PM
Rainmaker
1,211,014
Ryan Huggins - Thousand Oaks, CA
www.HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

I'd find out more.  An "almost full price offer" if VA isn't as strong as the same price with a conventional loan.  If price isn't something you want to compete on, you can see what their COE is or %down is and try to compete on terms.

Dec 19, 2017 11:51 AM
Rainmaker
680,424
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Hmmm. I would advise the buyer-client of what was said, then give my opinion: 50-50 they are on the level, based on historical experience.
So what do you want to do? We don't know if it's for real. What is the home worth to you? Is it worth being manipulated into an over FP offer? What is the actual market value? Do you even want to play?
Then shut up and listen.

Dec 19, 2017 11:23 AM
Ambassador
2,344,389
Fred Griffin presently on Leave of Absence
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

   I would relay this statement to my Buyer, with the caveat that it may or may not be true.  If they really want the property, they should come in now with their highest and best.

Dec 19, 2017 12:41 PM
Rainmaker
1,206,477
Mary Yonkers
Alan Kells School of Real Estate/Howard Hanna Real Estate - Erie, PA
Erie/PA Real Estate Instructor

Several good answers before I read the question.  See Wayne Martin and Mike & Eve Alexander 

Dec 19, 2017 12:09 PM
Rainmaker
692,562
Richard Bazinet /MBA, CRS, ABR
WestUSA Realty - Scottsdale, AZ
Phoenix Scottsdale. Sellers, Buyers & Relocations

Follow the instructions from your client. Almost? Ha, ha, ha, ha.... 

But does it mean the seller actually received an offer? Get a confirmation IN WRITING. So, following your client's instructions, write up an offer conditional on a counter offer. Then counter with an escalation price clause to a certain limit, subject to a copy of the other offer. This elimintaes the BS out of the deal.

Dec 19, 2017 11:26 AM
Rainmaker
351,053
Jill Murty, Realtor - Orange County, CA
PREA Realty - Laguna Niguel, CA

An "almost full price offer" doesn't mean much.  The current offer may feature barely qualified buyers and crappy terms.  

If your clients are interested in the property, they should make an offer.  I'd give little consideration to the offer in play.  There's a reason the agent didn't say they have an accepted offer.

It sounds like if your clients get the property, there could be considerable upside. 

Dec 19, 2017 01:34 PM
Rainmaker
1,505,122
Lyn Sims
RE/MAX Suburban - Schaumburg, IL
Schaumburg IL Real Estate

I tell the buyer what she said word for word & then explain the different options. Well, she might have an 'almost' full price offer with 10 points lol. 

Good luck with it.

Dec 19, 2017 01:17 PM
Rainmaker
359,067
Abby Stiller
REMAX Realty Group - Cape Coral, FL
Professional Bilingual Realtor (239) 284-8637

Agreed with Candice explain the facts but At the end of the day is the buyer's buyer's decision.

Dec 19, 2017 01:08 PM
Rainmaker
3,167,411
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Question one, why has the seller not signed the contract?

Tell my buyer what I have been told and suggest based on those facts I am authorized to tell the listing agent we will pass!

Dec 19, 2017 12:06 PM
Ambassador
3,185,615
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

I do EXACTLY what Mike & Eve Alexander do! You'd be surprised at the amount of information you can glean from asking a couple of questions. And, when you fire them at the agents 'in easy conversation,' they WILL talk...just listen and listen between the lines!

Dec 19, 2017 08:17 PM
Rainmaker
2,763,575
Kathleen Daniels
KD Realty - 408.972.1822 - San Jose, CA
San Jose Homes for Sale-Probate & Trust Specialist

I am with Eve of Mike & Eve Alexander - always dig and ask more questions. The more questions asked the more we learn the truth ... truth withstands the test of time and does not change. The other does not because people cannot remember what they told you that was not the truth. 

Dec 19, 2017 03:33 PM
Ambassador
4,056,346
Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Up to your client as to whether they want to play or call their bluff.

Dec 19, 2017 02:46 PM
Rainmaker
998,995
Corinne Guest
Corinne Guest, REALTOR® | Barrington Realty Company - Barrington, IL
Barrington Lifestyles

I would pass the information on with a caution that agents are not always truth tellers and their decision should not be based on pressure tactics but purely and what they want to do.

Dec 19, 2017 01:27 PM
Ambassador
1,963,153
Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES
Tropic Shores Realty - Ich spreche Deutsch! - Spring Hill, FL
Florida Waterfront and Country Club Living

I'm with Fred Griffin on that one.

Dec 19, 2017 01:09 PM
Rainmaker
522,658
Peter Testa
Nationwide Homes - Danbury, CT
PETER TESTA

Who's to say when a dirty, stale listing is going to pop? I'd let them know what the Seller's Agent said, I'd tell them if there were comparable properties for sale that we haven't seen yet & if they wanted to go in with an offer I'd tell them to make an asking price offer so we ensure we get it. 

Dec 19, 2017 01:06 PM
Rainmaker
382,677
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

Discuss the issue with your buyer and your buyer ultimately can make a decision to move forward or not depending on whether or not the property works for them.

Dec 19, 2017 12:22 PM
Rainmaker
4,313,310
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

Paul,

It really depends on your relationship with the agent.  We were fortunate to work with top notch people for whom integrity mattered.  Sounds like you do not believe her.  A

Dec 19, 2017 11:29 AM
Rainmaker
1,024,267
Anthony Acosta - ALLATLANTACONDOS.COM
Harry Norman, REALTORS® - Atlanta, GA
Associate Broker

I tell the buyer the information I received from the listing agent and let them make a decision. 

Dec 20, 2017 02:54 PM
Rainmaker
3,049,871
Tony and Suzanne Marriott, Associate Brokers
BVO Luxury Group @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

Susie Kay nailed this one!

Dec 20, 2017 05:45 AM
Rainmaker
1,477,906
Inna Ivchenko
Barcode Properties - Encino, CA
Realtor® • Green • GRI • HAFA • PSC Calabasas CA

I heard so many times that phrase: we have a good offer, hurry up, submit yours, yada yada. 

I would not even pay attention, unless you are in a good relationship with an agent. Submit your highest and best terms based on your research, if your client still wants it. 

Dec 20, 2017 12:22 AM
Rainmaker
982,854
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

It's a great story that I've heard over and over yet the property never closes. I'd give the Buyer the news and advise them to offer whatever they're comfortable with. Almost is only good in tiddly winks and horseshoes.

Dec 19, 2017 08:04 PM
Rainmaker
552,414
Peter Mohylsky, SoWal Is HOME.
PrimeSouth Properties - Santa Rosa Beach, FL
Let me help you find your path to the beach.

Go with you r gut feeling.

Dec 19, 2017 07:05 PM
Rainmaker
4,431,983
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Depem

Dec 19, 2017 06:07 PM
Rainmaker
797,159
Troy Erickson AZ Realtor (602) 295-6807
Good Company Real Estate www.ChandlerRealEstate.weebly.com - Chandler, AZ
Your Chandler, Ahwatukee, and East Valley Realtor

If the other agent is telling me they have an offer on the listing, they better be telling the truth first of all. Who conducts business by lying about an offer? If that is the way real estate agents operate, no wonder we have such a bad reputation. This is the most unethical thing I see going on in our industry, and it should not be allowed.

Okay, so with that said, I would present the information to my buyer and let them make the decision whether they want to move forward or not. I would also ask the listing agent, since they claim to already have an offer, when they might be making a decision on that offer, and try to find out more details if possible.

Dec 19, 2017 04:20 PM
Rainmaker
5,264,119
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

I would share this comment with the prospect. The offer should relate to the current market value regardless of the comments by the listing agent.

Dec 19, 2017 03:04 PM
Rainmaker
2,424,124
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

How bad do you want something is in play...Let that guide us all

Dec 19, 2017 12:53 PM
Rainmaker
4,869,368
Barbara Todaro
RE/MAX Executive Realty - Franklin, MA
Marketing Agent for The Todaro Team

the listing agent is attempting to create a bidding war .... forget about what that agent said and write your offer in a manner that reflects your market.... make it the highest offer your buyer will pay and with the best terms your buyer is qualified to handle....

Dec 19, 2017 12:41 PM
Rainmaker
1,238,442
Raymond E. Camp
Howard Hanna Real Estate Services - Ontario, NY
Licensed Real Estate Salesperson Greater Rochester

Like the others, it is the client's decision in the end.

Dec 19, 2017 12:39 PM
Rainmaker
1,366,927
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Paul S. Henderson, REALTOR®,CRS, Advise my buyer of the situation and let them decide on what they want to do.

Dec 19, 2017 12:22 PM
Ambassador
2,849,864
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

Not my decision, I inform buyer, do a CMA for buyer to help them decide what they are willing to offer.  But in multiple offer situations I usually tell the buyer to make the best offer that wouldn't make them upset if they lost the property.

Dec 19, 2017 11:58 AM
Rainmaker
729,720
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

Submit your buyers best offer, and it either works or it doesn't.

Dec 19, 2017 11:39 AM
Rainmaker
4,020,293
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

It is the buyer's choice, how badly do they want the home?

Dec 22, 2017 10:31 AM
Rainmaker
1,521,521
Sandy Padula and Norm Padula, JD, GRI
HomeSmart Realty West & Geneva Financial, Llc. - Carlsbad, CA
Presence, Persistence & Perseverance

I would give my client the communication as my agency to my client requires just that.

Dec 21, 2017 03:10 PM
Rainmaker
724,354
Olga Simoncelli
Veritas Prime, LLC dba Veritas Prime Real Estate - New Fairfield, CT
CONSULTANT, Real Estate Services & Risk Management

Proceed with where your buyers are comfortable. There may or may not be an offer and your buyers' offer may have more attractive terms.

Dec 20, 2017 11:31 AM
Rainer
178,240
Bob Betel
Allstar Home Mortgage, Inc. - Sweetwater, TN
President, Allstar Home Mortgage, Inc

This is part I hate from agents. It always seems that when a buyer is interested in a property, there is mysterious another offer just happens to pop up. It seems like playing poker. All you can do is tell your buyer and have them make a decision. If we all are saying we are honest, this is one thing that needs to change

Dec 20, 2017 06:56 AM
Rainmaker
4,796,551
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I would let my buyer know what the listing agent said and advise the buyer of his or her options.

Dec 20, 2017 06:11 AM
Rainmaker
516,859
Hella M. Rothwell, Broker/Realtor®
Carmel by the Sea, CA
Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea

I guess the other offer hasn't been accepted yet. I've had so many agents play that game and my advice would be not to be stampeded. Offer what the buyer thinks it's worth. Maybe it would be better to wait for another better house to come on the market.

Dec 19, 2017 11:35 PM
Ambassador
3,981,944
Debbie Reynolds
Platinum Properties - Clarksville, TN
Your Dedicated Clarksville TN Real Estate Agent

It is the buyer's decision and I do not advise my buyers to pay overmarket prices. If they wish to proceed, I will certainly write it up.

Dec 19, 2017 08:25 PM
Rainmaker
3,977,611
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

The reputation of the agent will come into play for me.

But with the additional info I would not believe the agent

Dec 19, 2017 08:02 PM
Ambassador
1,611,744
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

If the property is under value then full price. The listing agent is an idiot for saying so.

Dec 19, 2017 02:10 PM
Rainmaker
2,942,082
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

It depends how much the buyer wants the property. I tell my buyer what it is worth, what i would pay for it and ask them what they prefer. No use buying just to buy unless they love it, if not move on

Dec 19, 2017 11:48 AM