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Lake Sinclair Blog

If you are thinking of purchasing lake property in Georgia, don't do it until you check out lake sinclair.

They took our first offer? Did we offer too much?

Recently I had a buyer ask those two questions after an offer I wrote was accepted.  But the fact is I think my cover letter had a lot to do with their offer getting accepted.  I'd heard of agents getting a buyer to write a letter and perhaps that might work sometime, but not all buyers want to do that.  Some are just all business.  

And recently, although I really expected some of  our terms to countered (I thought it was a fair price to offer) because they were "out there".  We asked for a repair right up front before our home inspection. The buyers felt they could have the inspector check the repair that way.  So we asked for an extra long due diligence period.  

There is no "customary" number of days a buyer has an option (due diligence period) in Georgia.  It's a blank in the GAR contract and agents fill in the blank with a number of days.  That time period is for any and all inspections, and anything else a buyer wants it to be used for as well.  Frankly they can get their mama to come "approve" the house before she "gifts" down payments funds if they want to.  Long story short during the due diligence period a buyer can back out of the contract without forfeiting their earnest money for ANY reason.

But back to that offer.  The listing agent eventually let me know that the sellers had actually turned down an offer for more money than our offer.  They said it was the letter, the very professional letter explaining our offer.  The letter stated why my buyers wanted to purchase that house... reasons from it fitting their lifestyle to it being close to family members.  It explained the conditions and special stipulations that our buyers requested and thanked the sellers for the opportunity to view their home multiple times. And we backed up our "offer price" with recently sold comparable homes in the same area with adjustments made for differences.  

I've been selling real estate in this area for 23 years now and I've never once received a letter with an offer on my listing from the other agent.  In fact I find that many local agents treat the buyers they work with as a "customer" and not a "client" therefore not being allowed to advise them legally in many areas of their offer.

So no, Mr. Buyer, you didn't offer too much.  We just worked as a team and explained your offer and how much you wanted THIS house. The seller looked at the numbers and decided he was willing to sell it for the good offer we wrote even though a few weeks ago he said no to more money from a different buyer. Of course having that pre-approval letter in the package was helpful too.

At Lane Realty we work hard to represent our clients to the best of our ability. Sometimes that means taking an extra step and providing the other party with enough information to make an informed decision.  We care that you don't pay too much if you are our buyer.  That's why we always run a CMA before we type up an offer. And sometimes when we think we're going to get a counter... a seller will surprise us with an acceptance.



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Tammy Lankford, Broker/Owner


Broker License # 169695  Lane Realty License # H-11420

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6 commentsTammy Lankford • September 14 2014 04:28PM
They took our first offer? Did we offer too much?
Recently I had a buyer ask those two questions after an offer I wrote was accepted. But the fact is I think my cover letter had a lot to do with their offer getting accepted. I'd heard of agents getting a buyer to write a letter and perhaps that… more
He who hesitates has no lake house… on Lake Sinclair
It always breaks my heart when someone goes home to "think about it" in a hot price point during our best selling season in summer. They call in a few days and say "we're ready to make an offer on 123 Lake Street" and I say… I'm sorry, that house… more
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It's a charming and well laid out and beautifully cared for home that is priced well at juat $244, 000. Site built, gentle sloping lot, dock, seawall, large deck that spans the entire length of home, covered porch on the rear facing the street… more
Here's the house that goes that amazing view
Modified A-frame built in 1997 and very well maintained. It features: 3 Bedrooms 2 Baths stone fireplace rough cut cedar ceiling in greatroom wrap around deck storm doors boathouse with lift dock seawall paved drive boat… more
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Just a sneak and a couple of photos. In a few days when our photographer gets done I'll share more with you. Priced at $490, 000. and featuring: 5 bedrooms 3 full baths half bath hardwood floors gas log fireplace screened porch.. more
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About a week or so ago I had a call from someone who purchased a home from us likely about 9 years ago. That's a guess, because I didn't look it up. When I heard his name I did remember that he purchased from Shirley on N. Steel Bridge. He had a… more
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I don't clean house for clients and I don't cut grass for clients, but I do KNOW people who do. I certainly can coordinate getting quotes for needed repairs and lawn maintenance. My clients can rest assured that if I tell them that I will have… more
Lake Sinclair by the numbers… Information about Lake Sinclair
First I need to say Thank you to Sandra Hudson, the Putnam County Lake Sinclair Georgia Power rep who spent a considerable amount of time looking up different things for me to come up with most of this data. She was awesome, patient, answered a lot… more