Certain markets over time create the question for the listing agent; I have 5 offers for my seller, and I wrote one of them. Is there a specific order in which I present them to my seller?

To answer that question, the answer is No, there is no specific order. Some of that could be addressed with the seller, asking the seller how she would like the offers presented, such as lowest to highest net, or vice versa, closing time sooner versus later, order in which received, and numerous other factors. It is best the listing agent provide the options to the seller and let the seller decide.

Another choice is the method of presentation; put all 5 on the table in front of them (assuming you got into your car and met with the seller in person) or once an order is selected, present one at a time. That should be the seller’s choice. Always be mindful of the seller’s reaction; read their body language. Some offers might really intrigue them, while, for whatever reason, some others totally bore and/or insult them. Be sure to be sensitive to their reaction; both verbal and non-verbal.

 Lastly, now the seller has reviewed all 5. What are their options?

1. Accept one and reject the other 4
2. Accept one and sit on the other 4
3. Accept one, and offer back-up to one of the others
4. Counter 1, and sit on 4
5. Counter 3, reject one and sit on the other one (you must use the multiple counter form when countering more than 1)
6. Counter all 5 of them (you must use the multiple counter form when countering more than 1)
7. Sit on all 5 waiting for a few more to be presented.

Needless to say, there are dozens of combinations including those above, meaning the seller has a great deal of flexibility. While in many cases, we are obligated to play by the rules, in most cases, sellers have no rules. One misconception is that the seller if obligated to sign the rejection part of the contract and return that to the buyer if they are in fact rejecting the offer. That is simply not true. As the listing agent, you should encourage and/or gently insist that they do that, yet they have no obligation to do so.

Give them the choice and proceed, with one caveat; Do not keep the buyer agents in the dark…Tell them exactly what is happening. This is professional courtesy. Remember, that buyer’s agent has a pesky buyer calling them 10 times a day, and all the agent is trying to do, is help you uphold your obligation to the seller, and put money in everyone’s pocket.