Brought to you by , Funkhouser Real Estate Group, , scott@HarrisonburgHousingToday.com
Monday, December 15, 2025
You've been keeping an eye on the market. A new listing pops up that looks promising. We reach out to schedule a showing, and we get it on the calendar. But then we hear this...
"Just so you know, the sellers have already received an offer."
Now what? Should we still go see it?
Well... it depends.
Here are a few ways to think through whether it still makes sense to go see the house:
1. You think you'll love it, you're pre-approved, and you could make a decision quickly.
Yes, let's go see it.
If the house looks like a great fit for you, your lender letter is ready, and you're in a position to make a quick decision, then yes -- we should definitely still go see the house.
Even with another offer on the table, there's often enough of a window of time where additional showings are still happening and when additional offers might be considered. If you're ready to act, you could still have the opportunity to buy the house.
2. You think you'll love it, but you don't have your lender letter ready.
Maybe, if it's easy to fit into your schedule.
Without a lender letter in hand, you likely won't be in a position to make a competitive offer quickly enough. So, you probably shouldn't go out of your way or rearrange your day to see the house. That said, if it's easy to fit in and you're just starting your search, it might still be helpful to see it -- even if it ends up being a missed opportunity.
3. You think you'll love it, you're pre-approved, but you tend to take your time deciding.
Maybe, again, if it's convenient for you.
Some buyers like to sleep on it, think it over, maybe visit the house a second time. And that's completely fine. But if you know that's how you operate, it might be worth recognizing that houses that already have offers may not stick around long enough for you to work through that process. So again, if it's easy to see it, let's do it -- but if it requires you to make a big schedule shuffle, it might not be worth the rush.
4. You're not even sure you'll like the house.
Probably not.
If you're only halfway interested in the home and mostly just curious, and there's already an offer on the table, then it may not be the best use of your time to go see the house. It's probably okay to let this one go and wait for a better fit.
Bottom line?
When there's already an offer on a house, it doesn't necessarily mean you're too late -- but it probably does mean that the decision making timeline will be shorter. If you're ready to make a strong offer quickly, let's go see it. If not, let's weigh whether it's worth seeing based on your interest level and how easily it fits into your schedule.
"Just so you know, the sellers have already received an offer."
Now what? Should we still go see it?
Well... it depends.
Here are a few ways to think through whether it still makes sense to go see the house:
1. You think you'll love it, you're pre-approved, and you could make a decision quickly.
Yes, let's go see it.
If the house looks like a great fit for you, your lender letter is ready, and you're in a position to make a quick decision, then yes -- we should definitely still go see the house.
Even with another offer on the table, there's often enough of a window of time where additional showings are still happening and when additional offers might be considered. If you're ready to act, you could still have the opportunity to buy the house.
2. You think you'll love it, but you don't have your lender letter ready.
Maybe, if it's easy to fit into your schedule.
Without a lender letter in hand, you likely won't be in a position to make a competitive offer quickly enough. So, you probably shouldn't go out of your way or rearrange your day to see the house. That said, if it's easy to fit in and you're just starting your search, it might still be helpful to see it -- even if it ends up being a missed opportunity.
3. You think you'll love it, you're pre-approved, but you tend to take your time deciding.
Maybe, again, if it's convenient for you.
Some buyers like to sleep on it, think it over, maybe visit the house a second time. And that's completely fine. But if you know that's how you operate, it might be worth recognizing that houses that already have offers may not stick around long enough for you to work through that process. So again, if it's easy to see it, let's do it -- but if it requires you to make a big schedule shuffle, it might not be worth the rush.
4. You're not even sure you'll like the house.
Probably not.
If you're only halfway interested in the home and mostly just curious, and there's already an offer on the table, then it may not be the best use of your time to go see the house. It's probably okay to let this one go and wait for a better fit.
Bottom line?
When there's already an offer on a house, it doesn't necessarily mean you're too late -- but it probably does mean that the decision making timeline will be shorter. If you're ready to make a strong offer quickly, let's go see it. If not, let's weigh whether it's worth seeing based on your interest level and how easily it fits into your schedule.
