Place Your Offer

The horses aren’t the only ones running in May. Across many Michigan markets, hot new listings are “coming soon” by Tuesday, hitting the market for showings on Friday, holding open houses over the weekend, and collecting “highest and best” offers by Monday.

While post-pandemic dynamics are beginning to normalize—and we’re seeing a bit more balance in homes with average locations or condition—buyer demand for standout properties remains red hot. In Southeast Michigan, 61% of last month’s closed sales went at or above asking price, including 71% in Washtenaw County. Northwest Michigan typically heats up later in the season, but already 50% of April closings there sold at or above asking. Appointment schedules are getting booked like reservations at a new fine-dining spot. If you want a private showing, you need to jump on it early. If a home stands out and makes a buyer say “wow!”, assume it’s checking those same boxes for at least 10 other buyers.

Strategies for Placing a Winning Offer:

•Track “New” and “Coming Soon” listings closely so you’re ready to move as soon as showings open.
•Schedule appointments early. The best listings get booked fast.
•Limit contingencies.
•Be financially ready. Cash is king, but if financing, present a rock-solid pre-approval or proof of funds to make your offer as strong and low-risk as possible.
•Appraisal Gap Guarantees. Consider offering to cover the shortfall if the appraisal comes in below the offer price (with a reasonable cap).
•“As-Is” Offers or Pre-Inspections. Waiving inspections is risky, but often winning bids go that route if the house is clean and well maintained. If you must inspect, keep the window short—or bring someone savvy with you to the showing or open house.

•Match the Closing Date to the seller’s ideal timeline. (Talk to the listing agent about the seller’s timing and needs).
•Post-Closing Occupancy. Offer flexible or even free occupancy to align with the seller’s moving plans.
•Escalation Clauses. Some sellers prefer clean offers, but escalation clauses can still be effective if used correctly and transparently.
•Large or Non-Refundable EMD. A substantial earnest money deposit can help your offer stand out.
•Do your homework. Review a comparative analysis of recent hot sales. Understand how often properties go over asking and by how much—so you can bet smart. There are no guarantees. But if a house makes you sing, stack the odds in your favor with every strategic edge you can. In a market like this, the best-prepared buyers win the race.