Offer Review
2639 Fairlawn Dr, Stillwater, MN
Prepared by Matt Van Voorhis - The Hockey REALTOR®
Evaluation Framework
How to Evaluate an Offer the Right Way
Price gets all the headlines — but the strongest offer isn't always the highest number. A great offer is one that actually closes, on your timeline, with minimal surprises along the way. Here are the four pillars we'll use to assess every offer on the table.
Price
The offer amount and how it compares to list price and market value.
Terms
Contingencies, concessions, and clauses that affect your net and your flexibility.
Risk
How likely is this offer to close? Financing strength and contingencies tell the story.
Flexibility
Does the timeline work for you? Closing date and possession terms can make or break a deal.
Side-by-Side Comparison
Offer Comparison at a Glance
Use this table to quickly compare all offers across the key categories that matter most to you as the seller. We'll go deeper on each one in the following sections.
Offer 1
Offer #1 — Deep Dive
Purchase Price
$[Amount]
Financing Type
[Conventional / FHA / VA / Cash]
Down Payment
[XX%] — $[Dollar Amount]
Earnest Money
$[Amount] — due within [X] days
✅ Pros
- [e.g., Strong conventional financing with 20% down]
- [e.g., Appraisal waiver removes a key risk]
- [e.g., Flexible closing date aligns with your timeline]
- [e.g., High earnest money demonstrates commitment]
⚠️ Considerations
- [e.g., Inspection contingency still in place — some risk]
- [e.g., Lender not yet verified / pre-approval only]
- [e.g., Tight closing timeline may be challenging]
- [e.g., Seller concessions reduce net proceeds]
Offer 2
Offer #2 — Deep Dive
Purchase Price
$[Amount]
Financing Type
[Conventional / FHA / VA / Cash]
Down Payment
[XX%] — $[Dollar Amount]
Earnest Money
$[Amount] — due within [X] days
✅ Pros
- [e.g., Highest purchase price on the table]
- [e.g., Inspection waived — clean, low-friction path to close]
- [e.g., Buyer is fully underwritten — near-cash certainty]
- [e.g., Longer possession window accommodates your move]
⚠️ Considerations
- [e.g., FHA financing — appraisal required by lender]
- [e.g., Lower down payment increases fallout risk slightly]
- [e.g., Requests $X in seller-paid closing costs]
- [e.g., Closing date may not align with your preferred timeline]
Offer 3
Offer #3 — Deep Dive
Purchase Price
$[Amount]
Financing Type
[Conventional / FHA / VA / Cash]
Down Payment
[XX%] — $[Dollar Amount]
Earnest Money
$[Amount] — due within [X] days
✅ Pros
- [e.g., All-cash offer — no financing contingency at all]
- [e.g., Quickest closing timeline — 14 days to close]
- [e.g., No appraisal required — eliminates valuation risk]
- [e.g., Minimal contingencies — cleanest offer overall]
⚠️ Considerations
- [e.g., Below list price — lowest purchase price of the three]
- [e.g., Shorter possession period may require quick move]
- [e.g., Earnest money is lower relative to purchase price]
- [e.g., Buyer requests personal property included]
Net Sheet Snapshot
What You Actually Walk Away With
Purchase price is the headline — but your estimated net proceeds tell the real story. After accounting for commission, seller-paid costs, closing fees, and any concessions, here's how each offer stacks up in your pocket.
Risk Assessment
Risk at a Glance
Every offer carries some level of risk — the question is whether that risk is manageable. We evaluate each offer across three key dimensions: financing strength, contingency exposure, and timeline reliability. Here's how they compare.
My Thoughts
Agent Recommendation
After reviewing all three offers side by side, here is my honest assessment. This is where I share what I'd do if this were my own home — because my job isn't just to present the options, it's to help you make the best decision for your situation.
🏆 Strongest Offer
Offer #[X]
This offer leads on price, carries the fewest contingencies, and comes backed by strong financing. If getting maximum value and a smooth close are your priorities, this is the one.
- Highest net proceeds after costs
- Financing strength reduces fallout risk
- Timeline aligns with your goals
🛡️ Safest Offer
Offer #[X]
If certainty and speed matter most to you, this offer delivers the cleanest path to the closing table. Fewer contingencies means fewer chances for the deal to unravel.
- Minimal contingencies = less risk
- Fastest closing timeline available
- Strong buyer commitment signals
"My job is to make sure you feel informed, confident, and in control — not pressured. Whatever you decide, I'm in your corner every step of the way." — [Your Name], REALTOR®
Strategy Options
Your Three Moves — What Do You Want to Do?
You're in a strong position. Now it's time to choose your play. Here are the three paths forward — each with its own advantages depending on your priorities.
Accept an Offer
You're happy with one offer as-is. We move to contract immediately and set the closing timeline in motion. Best if: one offer clearly stands above the rest.
Counter One Offer
You like one offer but want to negotiate a specific term — price, closing date, or concessions. We go back with a counteroffer and keep the conversation going. Best if: one offer is close but not quite there.
Call for Highest & Best
You want to create competition and push all buyers to put their best foot forward. We notify all parties of a deadline to resubmit their strongest offer. Best if: multiple offers are close in value.
My recommendation: [Insert your strategic guidance here — e.g., "Given that Offer 1 and Offer 3 are within $8,000 of each other, calling for highest and best may yield a meaningful improvement."]
Next Steps
What Happens After You Decide
Once you've chosen your path, here's exactly what the process looks like — no surprises, no guesswork. My job is to make this as smooth and stress-free as possible from acceptance to closing day.
1
Decision Made
You accept, counter, or call for highest & best. We notify all parties promptly.
2
Contract Executed
All signatures are collected. Earnest money is deposited and the clock starts on any contingencies.
3
Due Diligence Period
Inspection, appraisal, and financing approval happen here. I'll keep you updated at every turn.
4
Clear to Close
Lender issues final approval. Title is confirmed clean. We schedule the closing appointment.
5
Closing Day 🎉
You sign the final documents, keys are transferred, and funds are wired. Congratulations — it's sold!
📞 Questions?
I'm always available by call, text, or email. You'll never feel out of the loop.
📋 I Handle the Details
From coordinating with the buyer's agent to managing deadlines — I've got it covered.
🤝 You're in Good Hands
This is what I do. Let's get you to the closing table — on your terms.