There is no reason to make the negotiations on home sale intimidating. All you need to do is learn how the real estate negotiations work and how you can apply the techniques to obtain the desired price from your buyers.
Know more than the buyers
There are two significant elements of negotiation. These are motivation and skill.
- Considering the perspective of a motivated buyer, they want the best deal and you being the seller, would want the best price.
- A skilled negotiator needs to be an expert while working under the pressure of competition, information, time, and communication.
What motivates a seller?
The primary factors that motivate a seller include:
- Time on market
- Relocation
- Maintenance pressure
- Emotional and mental stress, especially if he/she is going through a divorce
Selling your home involves a long and multifaceted process. If you want to be a strong and skilled negotiator, it is important to prevent emotions to overpower a certain situation to a point where you have to compromise and then settle for a low price.
The primary pressure points include worrying about the mortgage while the house is sitting on the market for more than 6 months and thinking too much about moving out of state. If you have to maintain a home in showing condition for a long period it can wear your down. For a lot of sellers, choosing the right buyer is mentally and emotionally straining. A knowledgeable buyer will push to the limit in attaining the price that they want.
When you have to face the competitive pressure
When you are facing an informed buyer, it is important to make sure that the party with maximum options wins the negotiation. The buyer might have researched the history of your house on the market. If you have relocated recently, he/she might assume that you are desperate to sell and you will take any offer. On the other hand, if he/she thinks that you have three other buyers offering a higher figure, he will either raise the price or walk away. Trust your instincts to know when a buyer doesn’t have any other property options.
Perceptions play a vital role in negotiations. If you can make an interested buyer believe that you already rejected offers higher than what he/she is offering, you will have the upper hand to demand a higher price. On the other hand, the buyer might inform you that he/she is already looking for other homes while pressurizing you to accept what his/her offer are. The key is to remain calm and focus on the process of avoiding costly mistakes. If you get to know your buyer’s motivation without exposing yours, then you will have the edge.
Let time be your guide
When it comes to sales, no one has been able to escape the time pressure. It is clear during the antique auctions, construction job bids, and car sales.
There is no denying the fact that time is a powerful negotiation tool. The
professional real estate agents will advise the buyers that a seller is always under constant pressure to sell and they will offer the best bargain. For this reason, the smart home shoppers obtain as much information as regarding the house and the seller that they can get.
For instance, if a buyer knows that the seller is looking for a
foreclosure, and he/she has to sell out before losing the property, the buyer gets the upper hand. He knows that the seller is restricted within a time constraint and the buyer will try to use that as leverage. The buyer can try to make low-ball offers of might appear indecisive by not returning the calls and messages.
A lot of buyers look for time-sensitive scenarios for pushing the price. Some sellers are lacking on mortgage payments, some are recently retired or some are under contract for another home and they have to depend on this
home sale. These are candidates for high-pressure tactics who fall prey to the savvy buyers. The buyers might come to you and ask questions for finding out if any of the above-mentioned situations apply to you. Do not be too eager to please them because that is an indication of desperation.
A lot of buyers also play the waiting game. In the real estate market, acceptance time is a powerful tool when it is about price negotiations. The buyers have a perception that the longer a house is on the market, the more flexible a seller is going to be. The same applies to the negotiations as well. A lot of buyers think that the more they stretch the time in negotiating, the more likely they will get the price they want.
Buyers will invest a lot of time on you for creating relationships, trust, and willingness to get you to agree on their terms. The advantage might arise for you as well because they are not willing to walk away empty-handed after they have gained your trust. Be patient and you will be able to maintain your position on terms and price.
Knowledge is power
There is no doubt that information is the key to real estate negotiations. The more information a buyer can obtain from you, the more pressure you shall face. The more knowledgeable side will overpower the less informed at the bargaining table. Also, the more insight a buyer has into the motivation of the seller, the more powerful he/she is going to be at negotiating.
Don’t feel shy to ask questions. Make sure you do not come out to be unfriendly or uninterested. Remember that this is a professional transaction between strangers and don’t be unnecessarily forthcoming.
When the buyer asks a tough question that might relate to an offer, he/she is looking for a direct answer and your reactions. It is important to be professionally reserved and avoid any display of anxiousness to desperation to sell.
A simple yet effective to answer a tough question without sharing any information is to answer it with another question. If you are asked whether your home has been long enough in the market, simply respond by saying, “not for long”. Then you can calmly ask the shoppers about how long they have been looking. The answers might empower you with information about their stress points.
When you are asked why are you planning to sell, and then it is better to answer with vague reasons like you are looking for downsizing or eliminating stairs. Once again, turn the tables by asking them the same question. To know if you have any time constraints, a buyer might ask on how soon you want to move. You can tell them that you are flexible even if you don't want to move immediately. Next, it is your turn to ask them when they want to move in.
Once you redirect the question back to the buyer, you will have control over information. What you paid for the house doesn’t have a bearing on the current market value. Thus, if the question comes up, all you ought to do is smile, and say you won it on a bet (knowing that the buyer has probably checked the records for the previous sale price).
It should not be difficult to face questions on the pricing of your home if you have put serious thought into the asking price. If you base it on professional market values, you should tell them. You should not forget to point out the recent sales of comparable homes and also the improvements that you have made. Competitive offers from any other interested buyers are a concern for the home shopper. If they ask you about it, simply state that there is interest from other parties but nothing has been finalized yet. Do not be specific about your standpoint on other prospective buyers.
A lot of buyers will be inquisitive regarding why your home was not sold till now, you can just say that you were waiting for the right buyers (like them!). This is when they will ask what is the lowest price you are going to take or whether the price will be negotiable or not. You can tell them that you didn’t have much time to think about it and instead ask them what is the price that they have in mind, adding “as long as the offer is negotiable”.
Keep in mind that while dealing with buyers; answer the questions carefully and a bit vaguely. Do not reveal much. Managing the questions by asking questions in return is a good way to deal with different scenarios mentioned above. Always try to make the other party reveal as much as possible.
Some real estate agents want information from the listing agent. If the buyer agent contacts your agent, then he/she might be looking for an exchange of information to get the sale done. Discuss with your agent so that you can trust him/her in all the steps of the sale.
The Do’s and Don’ts of Negotiation
Selling the house is a business transaction. Although it might appear more personal than the business at its heart, in simple terms, it is a buyer negotiating a purchase from a seller’s home at an agreed price. Being a seller you need to keep it in mind. A lot of factors including opinions, ego, and emotions might try to distract you from all the efforts of selling, but do not be a transgressor. The more you know about negotiating, the less likely it is for you to get into a needless detour during the sales process.
Do let the buyer speak first
When you are dealing with an interested buyer, be patient. Don’t be too desperate or anxious to tell him/her regarding the offer you are going to accept because your offer might be lower than what the buyer is going to offer. Just like any other sale transaction, the buyers have a price in mind, even if it is a simple lawnmower. They might be ready to pay $200 but if you make the first offer of $125, then you shall lose a good amount of money. Thus, do not lose the advantage of making a counteroffer instead of making the first offer. Always let the buyer speak first. This is why it is known as an offer. It will either be an offer that you can accept or you will have a better knowledge of the price that the buyer has in mind.
Do not meet in the middle
Even in a simple sale transaction, by agreeing on a price, you agree to “settle in the middle”. For instance, if a buyer is planning to buy something for $150 while the seller is expecting $200, then a mutual agreement is done for $175. Make sure to keep the splitting point in your favor. How? You agree to sell the item at $220 when the buyer will come at an agreement of $200 or he/she might even agree for $205 while it is slightly more than what you expected. Maximize your negotiation by counter-offering in small increments. Do not fall into the trap of “meeting in the middle”.
Do not accept low-ball offers
Homebuyers look for deals. Imagine how quickly you would be interested in selling a home below the market value and in perfect condition which meets all your requirements. This situation rarely happens, but this doesn’t mean the buyers will not make a low-ball offer. If they feel that your house is perfect for them, then they might switch their priority of availing a house lower than the market value. If they genuinely like your home more than any other house, then why would they pay less? Stays focused and negotiate accordingly.
Be quiet and listen
This is important! Whether you were contacted by the buyer or the agent of the buyer, staying quiet is one of the best ways to negotiate a deal. Focusing too much on the feel-good and too much friendship can hinder the efforts in selling your home quickly at a fair price. Being uncomfortable with your silence, the buyers might want to break the silence by offering information that will be critical. The more knowledge you have regarding the buyer, instead of being the other way around, the more it will work on your favor.
Do not be moved by an awkward silence
While negotiating, if the buyer makes an offer, do not feel the need to respond immediately. Whether it takes 10 seconds or 10 minutes let the buyer or the agent speak first. They might feel your silence to be a disappointment and revise the offer just to break the silence. Do not let the buyers use the tactic to get you in accepting a lower offer without any counteroffer from your agent or yourself.
Learn what motivates the buyer
There are buying agents who will try to learn why you are willing to sell your home. Agents know that the sellers are willing to go to escrow only once. If the buyer demands a low price because of the minor defects discovered during the inspection, they might use it as a negotiation tool. Also, any agent of the buyer will advise his clients to offer an asking price knowing that the minor flaws will exist, while demanding concessions to bring the offer down to what the buyer wants to pay. These situations will happen but do not let the overall process of selling the home stress you. Do not compromise your time and effort while trying to keep things moving in escrow. The listing agent might suggest a home inspection before you list to avoid trouble while negotiating the sale.
Do not give out information easily
If you have numerous offers on the home, the price will not always be the bottom line. Sometimes information that you share with the buyer will work as an advantage to him/her instead of your selling offer.
For instance, you have got two interested buyers. One of them offers a full asking price on the thought that you shall accept the offer immediately, but he/she tells you that they need a few months to arrange the finances or get the inspections done. The other buyer casually asks why are you selling and then you share important information regarding the transfer that makes the buyer offer $10000 less than the asking price. The second buyer agrees to close quickly without the requirement of any financial hassle or inspections.
The first buyer offered you more money but the second buyer is much more appreciative of the time. If you have a time-crunch, the second buyer solves your problem. So how did he know about it? You might have disclosed it without even thinking when he inquired why you were selling the house.
Do get the last concession
Stay calm and focused. It is the primary factor to get the last concession. Every time the buyer comes back with a request, you ask him/her to give something in return. That’s how you get the upper hand and the buyer will stop claiming unnecessary demands. It is important to make him/her think that they cannot get away with non-essential demands and they will refrain from asking for more than what they need. He might even think that you can request him for a concession which is important for him and letting you have the last concession will be the best deal.
Don’t become flooded with concessions
When you get an offer, unless it is a great one, you should always make counteroffers. For instance, you can offer a different price or concession like shorter closing date, modifications of the contingencies or terms, or other incentives.
While reviewing the offer, make sure you consider the items that will be unacceptable to you. A counteroffer is used to accept some of the terms of the buyer while some other terms need to be modified. There is no limit to the number of counteroffers you can make. This is why you need to make sure that the buyer waits for your response. Do not be too eager to respond because your eagerness to respond will be interpreted as desperation, which might offer the buyer a bit more leverage.
Maintain the business demeanour
You need to remember that you want to sell the home for the best price and in a short time. The buyer/seller relationship comes in different forms, irrespective of that, selling your home is legal, court-recorded, documented, I’s dotted and T-crossed business transaction.
People don’t get emotional while buying petty things like a bag of apples. While selling a home can be emotionally draining for someone and could trigger a negative response. Even if the buyer comes with an inflated ego and he/she acts like a no-it-all, don’t be influenced by that. On the other hand, if the buyer comes up as a very sweet person but in the middle of a financial crunch, do not get sympathetic. Stay on your path of getting a fair deal.
Stay alert even if the deal is going smoothly. Sometimes it is an indication that the buyer might back out from the deal. It is important to have a certain discussion between both parties so that the buyer suddenly doesn’t jump out of the ship and you too, don’t feel the seller’s remorse. Make sure you don’t feel later on that the buyer would have paid more for your home.
Don’t let your ego get the best of you
During negotiations, there might come a time when you will think of all the hard work and efforts you are investing to get your home sold. Multiple hours spent on cleaning, staging, showing, and interactions might suddenly affect your mind. You might start to think whether all of these are in vain while interacting with rude, critical, or demanding buyers. Retaliating, in the same way, might break a deal. Thus, you have to learn to deal with the buyers objectively. Do not let the ego prevent you from getting a good deal.
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