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bidding wars
In a housing market with low inventory, <anchor>bidding wars</anchor> can be common. Herman says that all bidding wars are different and there's no single formula for handling them. However, she cautions that "sometimes you can get carried away with wanting to win."
How to Win a Bidding War on a House | Real Estate | U.S. News
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1. How to Win a Bidding War on a House
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# How to Win a Bidding War on a House

Use these tips to come out on top in a real estate bidding war.

![](https://www.usnews.com/object/image/00000180-61b0-d187-a5cb-ffbdd04f0000/maryalene-laponsie.jpg?update-time=&size=responsiveSquare300)

By[Maryalene LaPonsie](https://www.usnews.com/topics/author/maryalene-laponsie)

\|

Edited by[Dawn Bradbury](https://www.usnews.com/topics/author/dawn-bradbury)

Reviewed by[Liisa Rajala](https://www.usnews.com/topics/author/liisa-rajala)

\|

April 19, 2024

![](https://www.usnews.com/object/image/00000180-61b0-d187-a5cb-ffbdd04f0000/maryalene-laponsie.jpg?update-time=&size=responsiveSquare300)

By[Maryalene LaPonsie](https://www.usnews.com/topics/author/maryalene-laponsie)

\|

Reviewed by[Liisa Rajala](https://www.usnews.com/topics/author/liisa-rajala)

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Edited by[Dawn Bradbury](https://www.usnews.com/topics/author/dawn-bradbury)

\|

April 19, 2024, at 9:28 a.m.

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How to Win a Bidding War on a House

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![SOLD With Multiple Offers real estate sign near purchased house indicates hot seller's market in the desired neighborhood. Blurred outdoor background. Bidding war concept.](https://www.usnews.com/object/image/0000018e-f688-d282-a3ff-fefba1950000/https-media-gettyimages-com-id-1312377582-photo-sold-with-multiple-offers-real-estate-sign-near-purchased-house.jpg?update-time=1713533157655&size=responsive640)

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It's important to understand the in's and out's of a bidding war if you want to purchase a house you've got your eye on.

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**Key Takeaways**

- Despite higher mortgage rates, housing markets in many areas remain competitive, with more than a quarter of homes nationwide selling above their list price as of April 2024.
- Escalation clauses allow the price of an offer to increase automatically to match that of other potential buyers.
- Cash offers, waiving inspections and eliminating contingencies can all make a home offer more attractive.

If you’ve been waiting for the housing market to cool off before buying, you may be waiting for a long time. Home sales, which took off during the COVID-19 pandemic, have barely slowed in the years since.

Existing home sales rose 9.5% from January to February 2024, according to the National Association of Realtors. While the February numbers are down 3.3% from the year before, strong demand continues to push home prices higher.

Real estate brokerage firm Redfin says the median sale price in the U.S. was $378,250 in early April, a 4.5% increase from the year before. Plus, more than 28% of homes are selling above their list price.

To land the home of their dreams, buyers may find themselves in the middle of a [real estate bidding war](https://realestate.usnews.com/real-estate/articles/the-buyer-and-seller-guide-to-a-real-estate-bidding-war). "You're seeing multiple offers on homes that even need a lot work," says Amanda Rogers, owner and broker with Rogers Neighborhood Realty in Lowell, Michigan.

In the Grand Rapids, Michigan, market where she works, the average home receives five offers within three to four days of listing. A recent property listed by Rogers garnered nine bids, including offers to pay $20,000 more than the asking price.

READ:

[How Long Does It Take to Find a House?](https://realestate.usnews.com/real-estate/articles/how-long-does-it-take-to-find-a-house)

However, money isn't the only thing sellers are looking for when evaluating bids. If you want to know how to win a bidding war on a house, try using these steps:

1. Pay cash or waive financing.
2. Get preapproved for a loan.
3. Line up an attorney and asset information.
4. Remove contingencies.
5. Include escalation clauses.
6. Modify inspection requirements.
7. Include an appraisal gap guarantee.
8. Offer to pay seller costs.

**1\. Pay Cash or Waive Financing**

When it comes to housing, [bidding with a cash offer](https://realestate.usnews.com/real-estate/articles/should-you-buy-a-house-with-cash) may provide an edge over higher bids that require financing. "Cash doesn't sway all sellers, but it does sway many," says Michael J. Franco, a broker with Compass in New York City.

Cash offers aren't contingent on a lender [approving a mortgage](https://money.usnews.com/loans/mortgages/articles/how-to-get-approved-for-a-mortgage) so they give the seller confidence that the deal will close. In some cases, buyers are dipping into cash reserves so they can waive financing and then seek to refinance after closing to replenish savings.

"There's been instances where parents have cashed out their 401(k)s to pay in cash (for an adult child's home)," Rogers says. However, [liquidating a retirement fund](https://www.usnews.com/loans/mortgages/articles/should-you-buy-a-home-with-retirement-savings) may not be the best financial move, and people should think twice before going to such extreme measures.

**2\. Get Preapproved for a Loan**

If a cash offer is impossible, buyers should be [preapproved for a mortgage](https://money.usnews.com/loans/mortgages/articles/how-to-get-preapproved-for-a-mortgage) to strengthen their offer. If possible, look for a provider who can be agile when it comes to finalizing the paperwork.

"I have lenders who can do a loan with a seven-day approval that ties into the inspection period," says Patrice Haftel, owner of Haftel Estates, affiliated with Re/Max in Boca Raton, Florida.

Even cash offers will have to wait for the inspection period to end before closing so the promise of a quick turnaround on a loan can put a financed offer on equal ground with a cash bid. Haftel has some lenders who are also willing to call the listing agent to get details of the seller's preferred terms so the loan and offer can be structured in that way.

**3\. Line Up an Attorney and Asset Information**

Although not applicable in all states, if you live where a [real estate attorney](https://realestate.usnews.com/real-estate/articles/do-you-need-a-real-estate-attorney) is required or traditionally used to oversee a transaction, have that person selected and ready to go.

"The seller wants someone who has shown they are going to sign a contract and close," Franco says.

That means showing that you have everything in place to complete the sale. For properties in New York City, which are often part of [co-ops](https://realestate.usnews.com/real-estate/articles/the-guide-to-living-in-a-co-op), that includes having financial data and asset information available. Regardless of whether the seller accepts your offer, a sale can't go through unless the co-op board approves.

Related:

[Why Ranch Homes Are Hot Again](https://realestate.usnews.com/real-estate/articles/why-ranch-homes-are-hot-again)

**4\. Remove Contingencies**

When bidding on a hot property, eliminate as many [contingencies](https://realestate.usnews.com/real-estate/articles/the-guide-to-making-a-contingent-offer-on-a-house) as possible. When there is significant interest, sellers aren't going to accept an offer contingent on the buyers selling their own house first or one that includes other restrictions.

"Throw in that you're very flexible," Franco says. Some sellers want to close and move out immediately while others may need some time to finish packing and putting their affairs in order. Buyers who are willing to adhere to a seller's timeline may have a successful bid.

**5\. Include Escalation Clauses**

With housing, bidding is not usually a back-and-forth process. Instead, buyers are asked to submit their "best and highest" bid.

However, since potential buyers have no idea what other offers may be submitted, they can include [escalation clauses](https://realestate.usnews.com/real-estate/articles/the-guide-to-escalation-clauses-in-real-estate). These clauses indicate that they are willing to bid higher if needed. For instance, a buyer may bid $300,000 and include an escalation clause saying they are willing to pay as much as $350,000 if higher bids are received.

If a seller uses an amount included in an escalation clause, they need to provide proof that a higher bid was offered by another buyer, Rogers says.

**6\. Modify Inspection Requirements**

When bidding on a house, it can be tempting to waive the [inspection](https://realestate.usnews.com/real-estate/articles/5-red-flags-to-spot-in-a-home-inspection-report) requirement, but that comes with the risk of buying a property that has significant problems. "Not having inspections done puts the buyer in a lot of peril," Rogers says.

Instead of waiving an inspection completely, buyers can use a pass-fail inspection. This method promises that a buyer won't require a seller to make improvements to a home based on an inspection report, and if the inspection causes the buyer to walk away from the sale, the seller can keep half the earnest money.

"Here, you can cancel for any reason in the inspection period," Haftel says. Buyers offering a nonrefundable deposit may entice sellers who know they will end up with some compensation should [the inspection go south](https://realestate.usnews.com/real-estate/articles/what-to-do-when-your-house-fails-inspection).

READ:

[Improve Your Curb Appeal: 6 Projects You Can Tackle in a Weekend](https://realestate.usnews.com/real-estate/articles/improve-your-curb-appeal-projects-you-can-tackle-in-a-weekend)

**7\. Include an Appraisal Gap Guarantee**

Including an [appraisal gap](https://realestate.usnews.com/real-estate/articles/everything-you-need-to-know-about-appraisal-gaps) guarantee, also known as an appraisal variance, is another way to win an offer on a house.

With homes in some markets selling above the asking price, there is a risk that a property may not appraise at the bid amount. Since lenders typically won't issue a mortgage for more than the appraised value, that means a seller either won't get the full bid price or the sale will fall through.

However, an appraisal gap guarantee promises that a buyer will pay cash, up to a certain amount, to cover the gap between the appraised value and the bid amount.

**8\. Offer to Pay Seller Costs**

Covering [closing costs](https://money.usnews.com/loans/mortgages/articles/what-are-closing-costs) such as commissions and title fees is a final way to consider to win a bidding war. Knowing they won't have to pay as much out of their proceeds for these expenses can be appealing to some sellers. It may even tip the scales in favor of an offer that is not as high as competing bids.

While everyone wants to come out on top in a bidding war, don't get carried away with your offer. "Try to envision what it feels like if your offer is accepted," Franco advises. If you'll be excited, then your bid is probably good. However, if the thought of having to now follow through on your promises fills you with regret, reconsider making that offer.

[**Is it a Buyer's or a Seller's Market?** \
While the national market favors sellers, some local areas could favor buyers.](https://realestate.usnews.com/real-estate/articles/buyers-or-sellers-market)

[Patrick S. Duffy](https://www.usnews.com/topics/author/patrick-duffy) April 18, 2024

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[**What Are Climate Migrants?** \
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Across the country and the world, people are abandoning their homes due to climate change and extreme weather. And they've only just begun. \
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[**The Hottest U.S. Housing Markets** \
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Each of these markets includes a unique mix of improving conditions.\
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[**Best Places to Live on the West Coast** \
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[**10 Helpful House Hunting Apps for 2024** \
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With photos, maps and property history, these apps make searching for your next home easy.\
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[**What to Know About Subletting Apartments** \
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[**7 Luxury Real Estate Trends to Watch** \
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Luxury homes need to be as functional as they are aesthetically pleasing.\
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[**Backyard Features Buyers Want Most** \
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[**Signs of a Money Pit House** \
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Are you about to buy a home that's going to bleed you dry? Here's how to avoid that trap.\
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Maurie BackmanAug. 20, 2024\
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[**Timeline for Closing on a House** \
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Closing on a home involves more than exchanging money and signing documents. Here's how long it takes to close on a house and what to expect.\
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Josephine NesbitAug. 19, 2024\
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[**Is Florida's Housing Market in Trouble?** \
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Recent housing market data is sending warning signals, however, an imminent crash isn't likely. \
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[**NAR Settlement Changes Homebuying** \
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In a big industry shift, new rules will change how agents get paid.\
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