Multiple Offers

Another Great Post By:  www.SaraHibbard.com and www.Georgia-ShortSaleInfo.com


I have been out with several clients recently who each time they've made an offer on a property, we've learned that multiple offers exist.  Or, that because multiple offers exist, the seller is waiting for "highest and best offer".   Each time, these poor buyers have made offers on their "ideal" home -- and they've been full price offers -- someone else has beat them with a better offer.

This phenomenon is confusing to home buyers because they've spent several years relishing the fact that we've been in a buyer's market.  The tide is turning in Atlanta.

Recently, Ann Bone, our lead broker at Metro Brokers wrote about this very subject in a Metro Brokers Blog.  I share Ann's comments with you here now.

Today’s real estate market continues to provide agents and their clients with new challenges. One hurdle that we’re facing is the prevalence of multiple offers on well priced properties.
If what we have been seeing and hearing on the news about our real estate market is true, why would this be happening?

Statistics show that the Atlanta area listing inventory is quite low compared to the previous 4 years. In the under $100,000 range citywide, we are seeing a 3 month inventory at best. The total number of days on market for all properties has dropped to a citywide average of 13 days during the month of April 2012. The average sales price on the other hand continues to creep upward.
With low inventory, it takes less time for a listing agent to get an acceptable offer for their seller. With multiple offers added to the mix, it makes sense that sales prices are on the rise as bidders are often offering more than list price to secure the property they desire.

Highest and Best Offer
So why are we seeing so many situations in which home buyers are asked to provide their “highest and best” offer as a result of multiple offers being made on the property? Like any seller, the banks found that the only way they were going to get offers from serious buyers is if they price the property at or below market value. When these well priced properties hit the market, there is a rush to view them.

Some sellers, like HUD and Fannie Mae, limit the availability of these homes to owner occupants only during the initial days of the listing. If the seller receives an acceptable offer during this initial offering, investors are never able to bid on it. This creates pent up demand.

So, as other properties hit the market, there is a surge of interest and offers that come in ranging from very low offers to offers well over the list price. The seller, in an effort to be fair to all comers, notifies all of the buyers that there are multiple offers on the property, thus giving all buyers a chance to put their best foot forward.

As a result, when a listing agent lets a selling agent or buyer know that there are multiple offers on the property and calls for “highest and best,” it’s in an effort to give everyone another chance to get the seller’s attention. While some people may feel that it’s in an effort to make everyone increase their offer, that is simply not the case.

Actually, having so many properties entertaining multiple offers bodes well for our market, as prices will increase as a result. Buyers may not want to see an end to our very low real estate values, but sellers should see it as a hopeful sign that values are rebounding.

Sara Hibbard is a licensed Realtor in the state of Georgia working mainly in the north Atlanta metro area including but not limited to: Acworth, Alpharetta, Canton, Cumming, Kennesaw, Marietta, Roswell and Woodstock.  Sara looks forward to working with you and your family when the time is right for you.  Also, if you know someone who is having financial difficulty, please have them call Sara.  Sara is on a mission to keep as many home owners as possible out of foreclosure.  Sara can be reached at 404-660-2481 or Sara@SaraHibbard.com.  Check out Sara's websites at www.SaraHibbard.com and www.Georgia-ShortSaleInfo.com.   Sara Hibbard is Glad Georgia Real Estate is on Your Mind!