A bigger number is not always a better offer. This Stockbridge sale shows why, and what a seller can do to check.
What the situation was
The seller owned and lived in a house that needed repairs. We reached her through an AI text conversation and made a written offer. She told us she had another buyer in the $150,000 to $160,000 range. We did not argue with her. We kept in touch.
What happened with the other offer
Weeks went by and her other buyer had not closed. Our team suggested she do one simple thing: call the closing attorney and ask whether earnest money had been deposited. She did. There was nothing in escrow.
She terminated that contract and called us back.
What the walkthrough showed
When we walked the house, there was water damage that the listing photos had not shown. The house was occupied and in rough shape, and I said so. She asked me directly, “Can you actually get this done?”
I told her I would give her a real answer within 48 hours. That answer was $130,000, and she agreed.
How it closed
She needed to move and was short a small amount of cash for it. We helped cover that gap so the move would not fall apart. The contract was assigned within nine days, and the sale closed in December 2025, about 16 weeks from first contact.
What this means if you have more than one offer
- Ask each buyer for proof of funds, and ask the closing attorney whether earnest money is on deposit.
- Compare certainty, not just the number. An offer that does not close is worth nothing.
- Tell every buyer the truth about the condition of the house. Surprises at the walkthrough cost sellers more than honest disclosure up front.
- If another deal falls through, you can go back to the first buyer. Just be clear on what changed.
If you are weighing offers on a house that needs work, we make written cash offers within 24 hours and buy as-is.