Ah, every seller’s dream:  a full price cash offer, no building inspection or appraisal, closing at seller’s convenience, not contingent on sale of buyer’s home, large earnest money deposit and no request for items not included in the listing. Or, better yet, a bidding war with multiple offers that exceed the list price.

This, of course, is not every buyer’s dream. What you need is one person who represents you and knows your unique circumstances to submit an offer that improves your chances of acceptance…..an exclusive buyer broker.  And here are the top reasons why:

  1. I will have already advised you to get a pre-approval letter from a lender for a not-to-exceed amount based on your price range to include with your offer.  This can be done over the phone with the lender checking your credit and reviewing your income and expenses.
  2. I will research comparable properties that have sold recently in the neighborhood to advise you on a good first offer….and quickly in case there is other interest in the property.
  3. I will ask the listing agent if they are able to let me know if other offers are coming in or if second showings are scheduled to determine the urgency of your offer.
  4. I will advise you on what price to offer, depending on the property, the market, the season, and your finances:  a low ball offer to test the seller, an offer that is some percentage below asking price, or a full price offer.
  5. I will share with you what I know about the property:  how long it’s been on the market, what I know about the seller’s motivation, whether there have already been price reductions or other offers that weren’t accepted, and information about the property, including known defects.
  6. I will advise you on how much earnest money deposit to include in the offer.
  7. I will advise you on what contingencies to include in the offer:  inspections, financing, sale of existing home, deadlines and closing date.
  8. I will ask you if there are items you want to include in the offer that are not in the listing, e.g., washer/dryer, free-standing bookcase in the living room, or that stack of firewood in the garage.
  9. I will assemble all the attachments to the offer that you have initialed and present the offer to the listing agent.

Remember, you make all the decisions.  Now, the negotiations begin!