WA Sellers: How to Pick the Best Buyer in a Multiple-Offer Situation (2025 Guide)
When you list your Washington home—especially in Pierce County, Tacoma, Puyallup, or competitive areas like Dupont and Bonney Lake—there’s a good chance you’ll receive more than one offer. And while that sounds exciting (and it is!), multiple offers bring their own unique kind of pressure. Suddenly you’re not just choosing a price… you’re choosing a buyer. And choosing wrong can create delays, inspection battles, financing problems, or even a failed sale.
I’ve helped hundreds of Washington sellers navigate these exact decisions, and I can tell you—the strongest offer isn’t always the highest offer. The safest buyer is the one who can actually close, stay committed through inspection and appraisal, and protect your timeline and stress level. This guide breaks down exactly how to identify that buyer.
For even deeper insight into seller psychology in competitive scenarios, you may also want to read:
Why Washington Sellers Struggle With Multiple Offers (And How They Actually Choose the Best One – 2025 Guide)
1. Start by Understanding Your Own Priorities
Before comparing offers, get clear on what matters most to you. Sellers often think only about price, but most choose based on lifestyle needs and timing.
Your priorities might include:
A fast closing
Extra time to move
Certainty (no surprises or last-minute cancellations)
Fewer repairs
Buyers who won’t nitpick
A smoother transition into your next home
If you’re buying and selling at the same time, your priorities shift. In that case, see:
How Not to Be Homeless: A Washington Guide to Buying & Selling at the Same Time
Once you know your goals, choosing the strongest buyer becomes much easier.
2. Price Matters — But It’s Not Everything
YThe highest offer can be the riskiest offer if:
The buyer can’t cover an appraisal gap
The offer is unrealistic for neighborhood comps
The buyer’s financing is weak
The terms are full of contingencies
A slightly lower offer with stronger terms often leads to a much smoother and more profitable closing.
For context on pricing psychology, this helps:
Why Washington Sellers Still Think Their Home Is Worth More Than the Market Says
3. Financing Type: A Major Indicator of Buyer Reliability
This is one of the biggest factors sellers overlook.
Strongest to least strong (generally):
Cash
Conventional loan
VA loan
FHA loan
USDA loan
BUT—and this is where your Washington expertise matters—
I’ve closed more than 400 transactions, and I’ve seen VA buyers outperform cash buyers because their terms were stronger.
The financing type reveals:
How strict the appraisal may be
How quickly the loan can close
The buyer’s overall financial profile
Again: the “type” doesn’t make or break an offer—the strength of the full offer package does.
4. Earnest Money: How Serious Is the Buyer?
Earnest money in Washington is the buyer’s “skin in the game.”
Stronger buyers offer more.
Typical earnest money amounts:
1% of price = average
2%+ = strong
3–5% = very strong, especially in competitive markets
A buyer willing to put down meaningful earnest money is usually very serious about closing.
For buyers who misunderstand earnest money, sellers find this useful:
Why Washington Buyers Lose Homes During the Final Walkthrough
5. Contingencies: The Real Deciding Factor
These are the terms that protect buyers—and complicate your sale.
Contingencies that weaken an offer:
Home sale contingency
Heavy inspection requests expected
Financing contingency with red flags
Low appraisal coverage
Contingencies that strengthen an offer:
Waived or limited inspection
Appraisal gap coverage
Fast closing
Minimal repair expectations
If you want to understand why contingencies kill transactions, read:
Why Contingent Offers Fail in Washington
A buyer with fewer roadblocks is usually the safer choice.
6. The Strength of the Buyer’s Lender Matters
In Washington, local lenders consistently outperform big national banks on speed and communication.
Red flags:
Online lenders with 1-800 numbers
Pre-approvals that look automated
“Pre-qualification” instead of pre-approval
Unknown out-of-state lenders
Green flags:
Local lenders
Verified income & assets
Strong pre-approval letters
Clear conditions and timeline
A strong lender can save a transaction. A weak one can destroy it.
7. Inspection Terms: The #1 Deal Saver or Deal Breaker
What buyers write into the inspection contingency reveals EVERYTHING about their intentions.
Strong inspection terms:
Short inspection period
Buyer willing to accept “informational only” inspection
Buyer waiving cosmetic requests
Buyer requesting credits instead of repairs
Weak inspection terms:
Long inspection timeline
Anticipated repair list
Buyer expecting perfection
Buyer unwilling to accept older systems
To understand why certain homes fall apart at this stage, read:
The Real Reason Buyers Back Out in Washington
8. Appraisal Strength: Many Sellers Choose Wrong Here
Appraisal is where deals collapse, especially when buyers offer over list price.
You want a buyer who has:
Cash reserves
Guaranteed appraisal coverage
Flexibility with value
A realistic understanding of WA pricing
If you’re in a multiple-offer scenario and one buyer offers $30K over asking with no appraisal coverage…
That’s a risk.
A lower offer with appraisal coverage may be safer and more profitable.
9. Closing Timeline: Match the Buyer to Your Needs
Some sellers prioritize:
Fast closing
Extra time to move
A rent-back
Flexibility
Buyers who can match your timeline (or beat it) are almost always stronger.
If you’re doing a simultaneous buy/sell, timelines matter even more.
You can see all timing strategies here:
Timing the Washington Market: How to Plan Your Buy/Sell Move Without Surprises
10. Buyer Reputation & Agent Reputation Matter More Than Ever
After 400+ transactions, I can tell you:
Buyers with solid, communicative agents close more deals.
Buyers with chaotic or aggressive agents blow up more deals.
You’re not just choosing a buyer — you’re choosing:
Their agent
Their communication style
Their expectations
Their willingness to solve problems
A strong buyer’s agent = a strong transaction.
11. Motivation Level: Why This Buyer Wants Your Home
Motivated buyers will:
Respond quickly
Make stronger offers
Work through inspection challenges
Push lenders to move faster
Close the deal
Unmotivated buyers will:
Second-guess
Delay
Panic over small items
Expect perfection
Ask:
“Why does this buyer want this home?”
The answer is often very telling.
12. The Bottom Line: Choose the Buyer Who Is the Best Fit, Not Just the Best Price
In Washington, the “best buyer” is the one who offers the ideal balance of:
✔ Strong price
✔ Strong terms
✔ Strong financing
✔ Strong earnest money
✔ Strong motivation
✔ Strong agent
✔ Strong timeline
✔ Strong communication
You’re not picking the flashiest offer.
You’re picking the buyer who can get you to closing.
If you’re sorting through multiple offers and want someone to help you break down the strengths, risks, and long-term impact of each one, I’d be honored to walk you through it. The right buyer makes your entire sale easier — and I’m here to make that choice clear and stress-free.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence