How Do I Choose the Best Offer on My House in Lodi?

The best offer on your house is the one with the strongest mix of price and terms for your plan, and that isn't always the biggest number on the page. Start by laying every offer side by side with your agent and reading each one piece by piece.

Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence. I'm Audrey Schmierer, and I've lived in Lodi my whole life.

Picture it. Your home went live, the showings filled up, and now there are offers waiting with your name on them. If you've lived in your home for many years, this may be the first offer you've read in decades. That's a wonderful spot to be in, and I'll walk you through every page.

An offer is much more than a price. Here's what each one includes, in plain words.

• The price. What the buyer would like to pay for your home.
• The initial deposit. Money the buyer puts down once you accept, typically 1% to 3% of the price. It goes straight to the title company. A higher deposit shows the buyer is serious about your home.
• Contingencies. Conditions the sale depends on. The most common is the inspection contingency, which gives the buyer time to have the home inspected, typically about 17 days, though every offer is different.
• The closing date. When the buyer would like to close. Escrow typically runs 30 to 45 days.
• How the buyer is paying. Cash, or a loan. With a loan, we always look at the buyer's pre-approval letter, the lender's note showing how much the buyer can borrow. It also shows the type of loan, like FHA, conventional or VA, and that's all part of the terms we weigh.

1. Line them up side by side. We sit down together and I walk you through every offer, piece by piece.

2. Check the dates against your move. If you're buying your next home too, most of the time I can time it so you don't have to move twice. If needed, escrow can be extended or a rent back is arranged, which lets you stay in your home for a short time after closing. More on that in sell first or buy first.

3. Get my recommendation. I'll tell you which offer I'd choose and why.

4. Accept or counter. You can accept an offer as it is, or counter, which means answering with the terms you'd like instead. Countering is always an option, and the decision is always yours.

Not always. The highest price is wonderful when the rest of the offer fits your plan too.

Picture two offers. One is a little higher, but its closing date doesn't line up with the home you're moving into. The other is slightly lower, with a larger deposit and a closing date that fits your move. Depending on your plan, the second one could be the better choice.

The same goes for cash. A cash offer isn't always the best offer just because it's cash.

We compare offers on their price and terms, nothing else. Who the buyer is never enters into it.

More offers come from more of the right buyers seeing your home at the same time, and the way I launch a listing is built around that.

Your home gets its own landing page on my website, professional photos, video or drone footage, staging help, open houses, Facebook and Instagram posts, paid Facebook ads, mailers to your neighbors and emails to my sphere. It all goes live on launch day, because a new listing gets the most excitement in its first days. See how I get your home in front of buyers.

Your price plays a part, too. I give you a range with three options: market pricing, aggressive pricing and top-of-the-market pricing. Aggressive pricing means pricing lower to bring in more eyes and more offers. See how we set your price.

You're in escrow. In California, escrow and a title company handle the closing. They hold the funds, prepare the paperwork and make sure the home transfers cleanly.

The buyer's inspections. Depending on what's found, the buyer can ask for repairs, a credit or a lower price. I help you decide how to answer.

The appraisal. The buyer's lender orders an appraisal and finalizes the loan.

The final walk-through. The buyer checks that everything agreed on is done and the home is in the same condition as when they made their offer.

Keys day. You sign, hand over the keys and step into whatever's next.

You'll hear from me the whole way. Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence. For the full picture of a sale, read how to sell your house in Lodi.

Going live before the home is ready. The first days bring the most attention, so we launch only when the photos and staging are done.

Pricing from an online estimate. A website can't see your home. Recent sales of homes like yours can.

Planning your move after the offers arrive. Have a rough idea of your dates ahead of time, and the offer that fits is easy to spot.

Here are a few made-up examples.

Say you've lived in your Sunwest home for decades and you're moving somewhere smaller. We'd plan your launch around the move you want and choose the offer that gets you there smoothly. Read more about selling a home you've lived in for decades.

Say you're moving out of the area to be closer to the people you love. I know many agents like me who would be happy to help you find your next home where you're going.

Say you're not sure you're ready to list. Start with your number. A free home value review comes with no obligation.

Compare every offer on its price and its terms, check the dates against your move, get your agent's recommendation, and then accept or counter. The highest price wins when the rest of the offer fits you too.

Here's the move. Start with a relaxed conversation at your kitchen table. We'll find your number, plan your launch and talk through what a great offer would look like for you.

See every step of how I sell a home in Lodi, or call, text or email me to set up a time. Audrey Schmierer is a REALTOR® with Keller Williams Central Valley in Lodi, CA, helping first-time buyers and downsizers buy and sell with confidence.

This article describes how I generally help sellers. It isn't legal, tax or lending advice, and every sale has its own details.