How My Clients Beat 27 Offers Without Bidding the Highest
How My Clients Beat 27 Offers Without Bidding the Highest
If you've been house hunting in this market, you already know the feeling. You find a home you love, you put in an offer, and a week later you find out there were 20 or 30 other people who wanted it too. It can feel impossible to compete without draining your entire budget.
That's exactly where my clients were when we started working together. And I want to walk you through what actually happened, because I think it says a lot about how buyers can win in a competitive market without simply throwing money at it.
They Had Already Lost a Few Homes
My clients had been searching for a while before we found the right one. They'd lost out on a few homes already in multiple offer situations, so by the time this property came up, they were understandably a little gun shy. We knew going in that we needed a real strategy, not just a number on a piece of paper.
Why I Believed the Home Was Underpriced
After touring the home and running the numbers, I felt strongly that it was priced significantly below what it was actually worth, even with some updates it needed. That mattered, because it meant we were probably going to see a lot of competition, and I wanted my clients to go in with eyes open instead of getting caught off guard.
Their first instinct was to offer right at asking price. Totally reasonable. But we sat down and talked through the home's real value, my clients' budget, and what the sellers were likely looking for. That conversation changed our approach.
Building an Offer That Could Actually Win
I've said this before and I'll keep saying it. My job isn't to just write an offer and send it in. It's to help my clients understand the market, know their numbers, and figure out how to compete in a way that still makes sense for them.
So instead of simply offering the highest number we could stretch to, we built an offer with a few specific pieces working together:
An escalation clause, so my clients could stay competitive if another buyer offered more, without automatically paying more than necessary
As-is purchase terms
An inspection completed for information only, not as a negotiating point
A waived survey
Seller-friendly terms throughout
I also picked up the phone and called the listing agent directly to talk through financing, timeline, and who was actually behind the transaction. In a market with this many offers on the table, that conversation matters just as much as the number.
The Result
My clients' offer was accepted! Against 27 other offers. Without being the highest one.
What This Means If You're Buying Right Now
Winning a competitive offer situation isn't always about who's willing to spend the most. It's about understanding what a home is actually worth, knowing your real numbers, and building an offer that gives the seller confidence, not just a big check.
The strongest offer isn't always the highest offer. It's the one that's put together the smartest one sellers will say yes to.
Congratulations again to my clients on their new home. I'm so happy for them, and grateful they trusted me through the whole process.
If you're thinking about buying in Oswego, Morris, Grundy County, Will County, Lasalle County or Kendall County Illinois or the surrounding areas, let's talk about what a smart offer strategy could look like for your budget and your goals.
Let's connect or send me a message anytime or or call/text me at 815-693-5757.
I work with buyers and sellers across Morris, Plainfield, Minooka, Channahon, Coal City, Oswego and all of Grundy County and surrounding areas.
– Christy Schmaedeke 🐾
