How to Choose Between Multiple Home Offers

Look at the Price, but Don’t Stop There

A big number looks great on paper, but you want to know if it’s actually going to close.
Ask yourself:

• Is the buyer waiving certain contingencies?

• Is their financing solid?

• Are they stretching beyond their pre-approval?

In South Florida, where homes move fast, a strong, realistic offer often beats a flashy one.

Check the Financing Strength

What this really means is: who’s the safest bet?

• Cash usually wins on certainty and speed.

• Conventional loans tend to be easier than FHA or VA.

• Look for short loan commitment deadlines and reputable lenders.

If I see a lender letter from someone known locally, that’s a green flag.

Don’t Sleep on Contingencies

Every contingency is a little road bump. Some are small. Some blow up deals.

Watch for things like:

• Inspection contingency length

• Appraisal contingencies

• Home sale contingencies

• Repair requests hinted in advance

Shorter timelines give you more control. Fewer contingencies give you peace of mind.

Compare the Closing Timelines

Sometimes the best offer is the one that fits your life.

Need time to find your next place?
A buyer willing to rent back to you for a month might be worth more than a higher offer with a rushed closing.

Need to move fast?
Pick the buyer who can close without delays.

Look at the Buyer’s Intent and Flexibility

This isn’t emotional. It’s strategic.

A buyer who says
“We love the home, we want it as-is, we’ll work with your timing”
is handing you leverage.

In South Florida, where demand is strong, flexibility can be a tie-breaker.

Consider the Risk Level of Each Offer

A clean offer is like a well-kept yard: you can see problems coming.
A messy offer is like a yard full of bushes hiding surprises.

Ask yourself:

• Who is the least likely to cancel?

• Who presented their offer clearly and thoughtfully?

• Who followed instructions and sent a full package?

Little things reveal how smoothly the next 30 days will go.

Get a Net Sheet For Each Offer

This is where I step in. I break down:

• your expected walk-away amount

• closing costs

• concessions

• fees

• timeline differences

When you see the numbers side-by-side, the best choice usually pops right out.

The South Florida Angle

Our market keeps you on your toes. Between cash buyers, relocating families, investors, and snowbirds, you’ll see every type of offer imaginable.
The trick is understanding who’s serious, who’s stretched thin, and who’s going to call you at 10 PM asking for a price drop because of a loose pool paver.

Takeaway

Choosing the best offer isn’t about guessing. It’s about comparing strength, certainty, and timing. When it’s done right, you get the smoothest sale and the highest confidence that the deal will close.

If you’re juggling offers or expect to be soon, reach out to me directly. I’ll walk you through each one and make sure you pick the offer that protects your time, your money, and your sanity.

Mickey (Michael Gutleizer)