Whenever you determine to promote a home, you may encounter a preemptive supply—a bid that arrives earlier than you record publicly on the open market or attain your set supply due date. This state of affairs typically unfolds in a sturdy market or when your property is very wanted.
It’s a tempting but difficult state of affairs: Do you settle for the early supply or solid a wider web and maintain out for one thing higher? You see this dilemma play out in skilled sports activities on a regular basis. Some gamers wager on themselves and reject assured life-changing cash for hopefully extra. Nevertheless it does not at all times work out as.
This text dives into that call, drawing from my very own expertise, that will help you weigh your choices. Finally, your aim is to promote your own home for the best worth potential on the time with the least quantity of complications.
My Journey: Choosing a Preemptive Supply
In 2025, I made the decision to promote my outdated home after renting it out for a 12 months. I’d bought a bigger dwelling a number of years again and had an attachment to the outdated place.
However life was pulling me in too many instructions: managing a number of rental properties, elevating children, writing on Monetary Samurai, and ending my USA TODAY bestseller, Millionaire Milestones. Promoting the house to somebody who’d like it as a lot as I did felt like the fitting transfer. Plus, renting out single-family properties at that worth level wasn’t delivering an attractive-enough web rental yield.
Finally, I accepted a preemptive supply earlier than itemizing on the A number of Itemizing Service (MLS). It wasn’t a straightforward alternative. The choice gnawed at me as a result of I used to be dying to see how the home would fare within the open market.
Settle for A Preemptive Supply Or Listing On The Open Market
Right here’s the detailed thought course of that led me to simply accept the preemptive supply, damaged down into seven steps to assist information your personal resolution.
Frankly, to get the best worth, most sellers ought to record on the open market—however solely if they’ve a reliable agent, a stable advertising and marketing plan, and a horny record worth. Opening up your own home for the world to see can backfire. The very last thing you need to do is worth too excessive and have your own home sit for months.
Accepting a preemptive supply, like going the twin company route when shopping for, might profit extra skilled sellers. Nevertheless, even if you happen to’ve bought a number of properties earlier than, accepting a preemptive supply is playing that may lead to leaving cash on the desk.
Let me evaluation the steps I took to determine on which path to take.
1. Select a High-Tier Agent To Improve Your Possibilities Of Getting A Preemptive Supply
Our first transfer was hiring a prime agent—one rating within the prime 10% of our native market based mostly on gross sales quantity. Why? We wished somebody with a deep community, a stellar observe document, and the flexibility to maneuver a property quick. That experience got here at a value: We paid a fee 0.25% increased than a competing mid-tier agent.
A key perk of going with a top-tier agent was their entry to the High Agent Community (TAN), a non-public group connecting elite realtors.
Our technique hinged on leveraging TAN. Earlier than exposing the home to the open market, we’d broadcast it to this unique community of over 500 of the highest brokers. It was a solution to dip our toes in, testing demand with out committing absolutely.
Right here’s why that mattered: When you record on the MLS, the clock begins ticking. Every single day previous two weeks in the marketplace chips away at your remaining gross sales worth as consumers begin questioning what’s flawed with the place. Through the use of TAN, we may market the property discreetly with out beginning the official clock.
Apart from, the highest 10% of brokers deal with 80–90% of all dwelling gross sales in our space. Meaning you’re getting in entrance of the vast majority of critical consumers whereas avoiding a lot of the looky-loos and tire kickers.
In case you’re aiming for a preemptive bid, I like to recommend partnering with a top-tier agent who’s plugged into TAN or an identical community. It’s like having an inside observe earlier than the race even begins.
2. Simpler To Experiment With Pricing Technique Off Market
Pricing a house is an artwork kind, and there are three broad approaches:
- Listing manner under market to ignite intense demand and spark a bidding warfare.
- Listing slightly below or at truthful market worth as an in between
- Listing above market, hoping to snag somebody so enamored they overlook the premium.
With 22 years of shopping for and promoting actual property below my belt, I consider pricing 5% to 10% under truthful market worth typically works greatest. It’s a magnet for hopeful consumers, creating competitors. In the event that they fall in love—and plenty of do—paying an additional 10% to twenty% doesn’t really feel like a stretch.
We toyed with itemizing our dwelling at $1.99 million, roughly 15% under the $2.3 million I believed it may doubtlessly fetch in a public sale. The aim? Draw a crowd and let the bids climb. However there’s a threat: Value too low, and a few consumers balk at leaping far above asking, which is why we did not go for choice #1.
We constructed a modern web site for the property—full with pictures, a digital tour, and a narrative about its attraction—and listed it on TAN at $2.095 million, 8.8% under that $2.3 million goal. This softened the leap to $2.3 million in comparison with a $1.99 million begin. Nevertheless, it additionally filtered out consumers capped at $2 million, which reduces potential demand.
Observe: These numbers are illustrative, not my precise sale figures, to make the instance concrete.
3. Negotiating To Push The Preemptive Supply Greater
Negotiation is the place offers are gained or misplaced, and a actual property love letter can tip the scales. In case you’re promoting, write a heartfelt observe about what you like about the home and why it’ll go well with the customer. In case you’re shopping for, clarify why it’s your dream dwelling and also you’re the right match. These letters forge emotional connections—essential in a numbers-driven sport.
Your aim as the vendor is to lock in your potential purchaser and make them negotiate with you.
I’ve been writing on-line since 2009 and have three bestselling books to my title, so I do know the facility of phrases. As the vendor, I crafted a seven-page love letter, pouring in every thing: the house’s greatest options, my favourite reminiscences, even my tackle sturdy native financial developments.
The consumers—a pair anticipating their first baby—responded with their very own letter. As mother and father who’d upsized after our second child, we immediately related over that shared milestone.
Preliminary Supply And A Counter
Their preliminary supply was $2.2 million, 4.8% above asking, however under my $2.3 million aim. I countered at $2.36 million—7.2% increased—bundling it with a two-page letter thanking them, reinforcing our household bond, and justifying the worth with market information.
They got here again at $2.25 million a day later. Progress! It was so near my attain goal of $2.3 million, and I used to be tempted to simply accept. I had 24 hours to reply earlier than deciding whether or not to go on the open market or not. Throughout this time, I agonized within the scorching tub whether or not it was value pushing for one final counter or threat having the consumers balk and stroll away.
The Closing Counter
The following night, whereas having fun with some tacos in Lake Tahoe after an epic day of snowboarding, I felt assured that the connection we’d constructed via our letters would maintain the potential consumers engaged, even when I made one remaining counteroffer. Extra importantly, I knew I’d remorse not a minimum of asking.
So I responded via my agent with a “greatest and remaining” supply of $2.315 million, $15,000 above my authentic stretch worth. Simply half-hour later, my agent known as: they’d accepted. I ordered a margarita to rejoice.
Had they held agency at $2.25 million, I’d’ve walked and gone to market. However $2.315 million nudged simply previous my $2.3 million aim, and that was sufficient to seal the deal. In a manner, I felt like $15,000 was like free bonus cash I may use to assist pay for closing prices or put money into the markets.
Negotiation isn’t simply concerning the numbers, it’s about making a connection. That private contact will be the tipping level when {dollars} alone gained’t transfer the needle. Personally, I really feel a lot better figuring out I’m promoting the house to somebody who will actually profit from it and recognize it. If I had sensed the customer was an investor simply seeking to flip it, their supply wouldn’t have carried the identical weight.
4. Setting a Minimal Preemptive Supply Value
Earlier than you skip the open market or forsake a suggestion deadline, set up your must-have worth. If the preemptive supply doesn’t hit or exceed it, record publicly. It’s that straightforward. For me, that quantity was $2.3 million (sticking with the instance). When the preliminary supply of $2.1 million got here in, I used to be happy to have a bid however not thrilled.
A talented agent can steer negotiations, however ours was skeptical. She doubted we’d clear $2.2 million, not to mention $2.3 million, estimating $1.95 million (solely 6.6% above our 2020 buy). She pegged 2020 because the market peak, however I strongly disagreed. This disagreement made me query whether or not to rent her. I’d been deep within the 2020 trenches—touring properties, submitting presents, monitoring comps. I had to determine whether or not she was simply managing expectations or actually believed in her pricing thesis. I hoped for the previous.
I knew values had continued to extend from 2020 till 2022, pale from 2022 till 2H 2023 after the Fed elevated charges 11 instances, then rebounded aggressively in Spring 2024. So, I took the reins, utilizing my letters and pricing technique to push us to $2.315 million.
In case your agent does not struggle aggressively for you, you have to achieve this your self or discover a new agent. After all, you is also flawed, and in the end pay the worth when it comes to wasted time and promoting for a cheaper price. Mine was a bit shocked concerning the preliminary 7-page letter I wrote, as she’s by no means had a consumer write one like this earlier than. However I believed in my technique. As a possible purchaser, I need to know every thing there’s concerning the property, together with what was mounted and upgraded. So I knew the customer would recognize the small print I supplied.
Your minimal is your anchor. Set it thoughtfully, and don’t budge until the supply aligns together with your targets.
5. Analyzing Latest Comparable Gross sales
I didn’t pluck my aspirational promoting worth of $2.3 million out of skinny air. It got here from poring over comparable gross sales (comps) from the previous 12 months—properties bought, listed, and in escrow. The more energizing the information, the higher. The trickiest half? Estimating what properties nonetheless in escrow will shut at, since brokers guard these figures till the ink dries. An skilled agent with a robust fame can pry out that intel, supplying you with an edge.
I discovered a similar-sized dwelling close by fetched $2.45 million—nicely over asking. I cherished my place extra, however its location close to the MUNI station in a trendier neighborhood near every thing added a premium to individuals who want or need to work without end or cannot do business from home. With that comp drawing 12 presents, I figured mine may pull a minimum of three and climb to $2.3 million.
Then got here a curveball: A “scorching dwelling” comp—a full intestine transform—listed at $2 million on Redfin obtained zero presents the day after my $2.2 million bid arrived. Smaller, with inferior views, and fewer out of doors house, I’d anticipated it to promote for $2.1 million. Its flop rattled me. If it couldn’t fetch even one supply at its $2 million asking worth after two weeks in the marketplace as a “scorching dwelling” on Redfin, possibly it’d promote for $100,000 much less. Doubt seeped in, and I trimmed my minimal threshold worth from $2.35 million to $2.3 million.
Comps are your compass, however markets can shift quick. One of many biggest dangers sellers have is being overly biased on how superior they suppose their house is. Similar to the flexibility to purchase the dip requires eradicating emotion, so does promoting a home for the utmost worth.
6. Evaluating the Supply Past Value
Value grabs headlines, however a suggestion’s “cleanliness” could make or break its enchantment. Past the greenback quantity, you’ve obtained to scrutinize the closing timeline, contingencies, and any circumstances tied to the acquisition. These elements decide how seemingly the deal is to shut—and the way a lot stress you’ll endure alongside the best way. Let’s break it down.
Most dwelling gross sales shut in 30 to 45 days, typically saddled with contingencies: inspection (consumers can again out or demand repairs if points come up), financing (the deal hinges on their mortgage approval), and even dwelling insurance coverage these days.
Some consumers toss in additional wrinkles, like needing to promote their present dwelling first—a domino impact that may delay or derail every thing. Every contingency is a possible snag, a thread that might unravel the sale.
The Close to-Good Supply
The dream supply? All money, no contingencies, and a lightning-fast shut. Why? It’s as near a certain factor as you get. No financial institution can deny a mortgage; no inspection can spook the customer into renegotiating. Money cuts the danger to close zero.
However there’s a catch: Money consumers know their supply’s attract, in order that they typically bid decrease, banking on sellers prioritizing certainty over prime greenback. You may face a dilemma—say, a $2.35 million financed supply with contingencies versus a $2.3 million money supply that’s clear and fast. It’s a trade-off between maximizing revenue and minimizing threat.
I’ve purchased properties each methods—money and loans—so I’m much less dazzled by money than some sellers. At closing, the cash hits your account both manner; whether or not it’s from the customer’s pocket or a financial institution’s doesn’t change the end result.
A financed supply with no financing contingency (that means they waive the mortgage approval escape hatch) can rival money’s reliability. Nonetheless, I get why sellers swoon for money. There’s a psychological consolation in figuring out no lender can meddle.
Then there’s the closing timeline. A brief shut—say, 10 or 15 days—slashes your carrying prices: property taxes, mortgage curiosity, or misplaced rental earnings. It additionally shrinks the window for catastrophe. Promoting a home is nerve-wracking—contingencies amplify the nervousness.
Throughout escrow, you might begin imagining worst-case eventualities: a pipe bursts mid-escrow, or, the home burns down earlier than closing, voiding the deal. The shorter the escrow, the much less time you spend sweating these hypotheticals.
Arduous To Go Up Our Supply
Our supply was a magnificence: all money, no contingencies, and a 10-day shut. After countering twice, I obtained to my aspirational gross sales goal determine, so I accepted.
Was $2.315 the best potential worth? I will by no means know for certain. However its cleanliness tipped the scales. Pace and safety outweighed the possibility of compacting out a bit extra on the open market.
When evaluating your supply, don’t simply chase the quantity. Weigh how “clear” it’s towards your tolerance for threat and delay. Something, from a forest hearth to a burst pipe may occur throughout escrow.
7. Counting Your Provides (Two Or Extra Is Preferrred)
Ideally, you desire a preemptive supply so good which can be keen to forgo a a number of supply state of affairs if you happen to record on the open market. Even higher is receiving a number of preemptive presents, a uncommon state of affairs. It’s a vendor’s dream, like an public sale unfolding in your favor.
With only one preemptive supply, it is a lot more durable to determine. It’s important to analyze the likelihood the preemptive supply, a chook within the hand, will likely be increased with higher phrases than all different unknown presents sooner or later. You’re the one who has to create competitors, stoking want and worry of lacking out (FOMO) to push the bidder increased. It’s a harder sport, requiring finesse, salesmanship, and possibly even a little bit of bluffing.
We listed on TAN for every week, casting a large web amongst prime brokers. I’d hoped for a flurry of curiosity—possibly two or three presents. However we obtained only one supply. Every week’s a good window; most consumers want extra time to tour, crunch numbers, and commit. Nonetheless, that lone preliminary bid at $2.1 million gave us one thing to work with.
In Search For Extra Provides That Did not Come
With solely 24 hours to reply, we didn’t sit idle. My agent despatched a blast to TAN: “Supply incoming—any takers?” We hosted personal showings for her prime purchasers, hoping to drum up a rival bid. Sadly, nothing in writing materialized. The silence was deafening, particularly with that “scorching dwelling” comp worrying me—it listed at $2.04 million and obtained zero presents regardless of its buzz.
Did I actually need to roll the cube, spend a minimum of two extra weeks advertising and marketing the home on the open market, hope that sturdy presents would are available, after which cross my fingers that we selected the fitting one? Or did I need to go along with the stable supply in hand and maintain issues easy? I selected the latter.
In case you’re caught with one supply, don’t despair. Use your agent’s community, sign urgency, and negotiate onerous. However if you happen to can’t spark a second bid, you’re betting on that lone horse—be certain that it’s a winner. In case you do not just like the preemptive supply, then take a look at the open market as an alternative.
Was It the Proper Name To Settle for A Preemptive?
Taking a preemptive supply leaves you questioning: What if I’d gone to market? Possibly a wild purchaser with an inexperienced agent would’ve inspired their consumer to pay manner above market. I’ve seen it occur a number of instances earlier than.
Submit-deal, I feel I may’ve squeezed $20,000–$40,000 extra, however I feared dropping the deal completely if I squeezed too onerous. The very fact of the matter is, you’ll at all times ponder whether you possibly can have gotten extra after you’ve got agreed on a promoting worth. It is simply human nature.
My mission was simplifying life, and I did. I reached my aspirational gross sales worth aim and reinvested the home sale proceeds into shares, Treasury bonds, personal AI firms, and personal actual property. It feels good to earn 100% passive earnings once more and never should cope with tenants or upkeep points.
Most House Sellers Ought to Listing On The Open Market
In conclusion, until you and your agent know your native market in and out—and the right way to worth accurately—itemizing your own home on the open market is the safer wager.
So long as you don’t botch the pricing or advertising and marketing, the open market is one of the best ways to find out your own home’s true market worth. Even if you happen to do mess issues up, the market will in the end dictate what your own home is value.
I’d solely think about accepting a preemptive supply if:
- You’re an skilled vendor who is aware of the market in and out
- You’ve got a robust community of actual property brokers and consumers
- You worth privateness and discretion over receiving doubtlessly prime greenback
- The supply meets or exceeds your aspirational open market worth
- You’ve got doubts about getting a greater supply
- You need to save time and scale back uncertainty
As I become old (and hopefully wealthier), I place a better premium on simplicity. I advised myself that if I may get a minimum of a sure worth, I’d promote—and I did. And bear in mind, I’m an actual property fanatic who visits open homes each weekend for enjoyable and market analysis.
Positive, making extra money is at all times good. However at this stage of life, a easy transaction holds much more worth. And who is aware of, had I handed on the preemptive supply, the consumers might need moved on and by no means submitted a bid as soon as I went to market. I may have ended up with just one supply under what they initially proposed.
I’ll by no means know for certain. However what I do know is that this: locking in a win at your aspirational worth isn’t a loss.
Readers, have you ever ever accepted a preemptive supply when promoting your home? In that case, how did you establish whether or not the supply was adequate? On the flip aspect, have you ever ever made a preemptive supply to purchase a home and felt you secured a greater deal due to it? What different methods ought to sellers and consumers think about to make sure they get the absolute best consequence?
In case you’re seeking to put money into actual property passively, take a look at Fundrise—my most popular personal actual property platform. Fundrise focuses on high-quality residential and industrial properties within the Sunbelt, the place valuations are decrease and yields are increased. After promoting my home, I invested a portion of the proceeds in Fundrise.
Some business actual property valuations have dropped to ranges close to the 2008 monetary disaster lows, regardless of in the present day’s stronger economic system and more healthy family stability sheets. Seeing this as a possibility, I’m dollar-cost averaging into the sector with my home-sale proceeds whereas costs stay engaging.
Fundrise is a long-time sponsor of Monetary Samurai and I’ve invested $300,000+ with them up to now.
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Deciding On Whether or not To Settle for A Preemptive Supply is a Monetary Samurai authentic put up. All rights reserved. Monetary Samurai started in 2009 and is the main independently-owned private finance web site in the present day with ~1 million pageviews a month. Every part is written based mostly off firsthand expertise and experience.
