Austin TX Real Estate - Hill Country Austin Lakeway Homes for Sale: An Agent's Lack of Experience Helped My Buyers Get a Great Deal!

An Agent's Lack of Experience Helped My Buyers Get a Great Deal!

As a listing agent, it's not the best idea to show your cards and your semi-lack of experience.  I submitted an offer a couple of weeks ago in the million dollar price range. My buyer decided they wanted to do an all cash offer. Great!

What does it take to get an all cash offer excepted more readily than a financed deal in this market? Have all your ducks in a row. This means explain to the buyer that an all cash offer means NO contingencies! No contingencies on selling a house. No contingencies on receiving funds from some investment you made. It means the cash is readily available.

With that, I like my cash buyers to really show how serious they are which also includes a short escrow time. Why should the seller have to wait to close if the cash is there? If they wanted to wait to close, they might as well risk a buyer with financing that will take a while, especially above the jumbo loan limits.

earnest moneyBut what I really like a buyer to do is put their cash where it counts, earnest money! If it's not contingent upon anything, let the seller know you're willing to lose a substantial amount of money if you back out.

For our offer, we submitted it with a $20,000 earnest money deposit. Yes, $25,000.  The listing agent's response?

"What? WOW! That's a lot!  Are you serious?"

Of course we're serious or we wouldn't put up so much. I explained the other ins and outs of the offer so she could understand our logic. She seemed to understand, but then asked if I could type up a letter so she could more easily explain it to her seller.  I actually already anticipated this since I had already looked her up and knew she was fairly new, and I told her it was already written in an email to her. Big sigh of relief on her end.

As a listing agent, it's best to not show your cards and lack of experience, especially in this price range where the average home in this market is under $200k.  As a seller, you should really be questioning agents when you interview them to make sure they're prepared for several different scenarios of what could happen. You don't want your agent out-smarted by the other agent do you? And this million dollar home is not under contract for anywhere a million dollars, and my buyers are happy! One more week 'till closing!

**Are You Packed Yet?** 

donna harris Realtor Austin TX blog

Donna Harris, REALTOR®
RE/MAX Austin Skyline

Austin TX Real Estate and the surrounding areas of Lakeway, Bee Cave, West Lake Hills, Cedar Park, Round Rock, Spicewood, Circle-C, Steiner Ranch, and everywhere in between... Hill Country Austin TX Real Estate and beyond. Whether you're buying or selling an Austin home, I'll be with you every step of the way. 

For real time Austin TX listings, click here.

** #1 Agent in my Office for all of 2008 **

Copyright© 2010 By Donna Harris, All Rights Reserved. You may re-blog with links back to this post.
* An Agent's Lack of Experience Helped My Buyers Get a Great Deal! * was first published on

Comment balloon 6 commentsDonna Harris • August 27 2010 08:28AM


Very good for your clients.  You would think the sellers would have gone for a little more experienced of an agent.  Maybe she is a relative or close friend.

Posted by Rodney Mason, VP of Mortgage Lending - AL, FL, GA, SC, & TN (Guaranteed Rate NMLS# 2611) about 10 years ago

Rodney, I don't know how she got the listing as she lives and works way far from this house.

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - about 10 years ago

Donna, congratulations Good planning and hard work payed off.

Posted by Ted Tyndall, I will help You find the Home YOU want to Buy (Davidson Realty Inc.) about 10 years ago

Donna, here we would expect atl least $50K on a million dollar house!  And don't they teach Poker Face 101 in the real estate schools down there?  Cute story.

Posted by Patricia Kennedy, Home in the Capital (RLAH Real Estate) about 10 years ago

Ted, It still needs to close, but so far so good!

Pat, $50k?? We're more of a $1000 earnest money market, and sometimes, $3500-5000 as the prices go up.  $20k is hardly heard of, so I like to shock the listing agent to make a point of how serious we are. There are too many outs for the earnest money in a regular financed deal, so there is no point in having a large amount. This was not contingent upon financing, so more at stake.

Posted by Donna Harris, Realtor,Mediator,Ombudsman,Property Tax Arbitrator (Donna Homes, powered by JPAR - about 10 years ago

Hi Donna - It is a mystery to me how some agents get their listings.  I pride myself on doing a first class professional listing presentation, but some newbies simply walk into a listing and don't know what to do with it.  I have had to walk some agents through a transaction.  I guess that's the only way some will ever learn, and if my client really wants  house, it is to my benefit to see that they get it with no unnecessary glitches.

Posted by Susan Neal, Fair Oaks CA & Sacramento Area Real Estate Broker (RE/MAX Gold, Fair Oaks) about 10 years ago