Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Wednesday, October 21, 2026
Not every house is selling in a weekend right now.
Some still are... a well-priced, well-prepared home in a popular price range and location, with popular features, can still see quick showings and multiple offers. But other houses are sitting a bit longer. A few weeks. Sometimes a few months.
So if your house has been on the market for a while, and you finally have an offer in hand... it might be time to think a little differently about how we respond.
When we first listed, we were probably hoping for a strong offer, maybe even a few to choose from. That's a reasonable starting expectation, but it isn't always met.
If we've had a slow stream of showings and this is the first serious buyer, that offer means something. This buyer has looked at your house, likely compared it to others, and decided they want it. We should take that interest seriously, even if the first number isn't what we hoped for.
This doesn't mean accepting whatever is offered... it often just means trying to work with the buyer in a conversational negotiation to try to work towards terms that can be agreed upon by both you and the buyer.
1. Counter, don't dismiss. A low offer is still an offer. A thoughtful counter keeps the buyer engaged. Ignoring it, or countering at full list price, often ends the conversation.
2. Look beyond the price. Maybe the buyer needs help with closing costs. Maybe they need a different closing date. Sometimes giving a little on terms makes it easier to hold firmer on price... or vice versa.
3. Remember what waiting costs. For most sellers, every extra month on the market means another mortgage payment, more utilities, more taxes, more keeping the house showing-ready. Those costs add up, and they're worth weighing against the difference between this offer and the one you were hoping for.
But... not every offer is a good offer.
If a buyer's offered price is simply too low to be reasonably considered or negotiated... or if they are not fully financially qualified to buy your house... it's okay to say no. Or to counter firmly and see where it goes.
Again, remember, the buyer making an offer typically really does want to buy your house... can we find terms upon which we can happily sell it to them?
Some still are... a well-priced, well-prepared home in a popular price range and location, with popular features, can still see quick showings and multiple offers. But other houses are sitting a bit longer. A few weeks. Sometimes a few months.
So if your house has been on the market for a while, and you finally have an offer in hand... it might be time to think a little differently about how we respond.
When we first listed, we were probably hoping for a strong offer, maybe even a few to choose from. That's a reasonable starting expectation, but it isn't always met.
If we've had a slow stream of showings and this is the first serious buyer, that offer means something. This buyer has looked at your house, likely compared it to others, and decided they want it. We should take that interest seriously, even if the first number isn't what we hoped for.
This doesn't mean accepting whatever is offered... it often just means trying to work with the buyer in a conversational negotiation to try to work towards terms that can be agreed upon by both you and the buyer.
1. Counter, don't dismiss. A low offer is still an offer. A thoughtful counter keeps the buyer engaged. Ignoring it, or countering at full list price, often ends the conversation.
2. Look beyond the price. Maybe the buyer needs help with closing costs. Maybe they need a different closing date. Sometimes giving a little on terms makes it easier to hold firmer on price... or vice versa.
3. Remember what waiting costs. For most sellers, every extra month on the market means another mortgage payment, more utilities, more taxes, more keeping the house showing-ready. Those costs add up, and they're worth weighing against the difference between this offer and the one you were hoping for.
But... not every offer is a good offer.
If a buyer's offered price is simply too low to be reasonably considered or negotiated... or if they are not fully financially qualified to buy your house... it's okay to say no. Or to counter firmly and see where it goes.
Again, remember, the buyer making an offer typically really does want to buy your house... can we find terms upon which we can happily sell it to them?
