Offers and negotiation

What counts as a low-ball offer — and how to counter without losing the deal.

A low offer feels personal; it is usually a buyer testing the price, the seller's motivation or their own budget. Sellers who reject it outright sometimes lose the only serious buyer, and buyers who send an unsupported number often get ignored. This hub covers both sides of the same conversation for Bellevue, Seattle and Eastside homes.

Book a consultation Sell your home

Homeowners discussing a purchase offer with their broker on a laptop in a Seattle living room

Quick answer

There is no fixed percentage that makes an offer a low-ball. An offer is low when it sits well under what recent comparable sales and current competition support, without terms or evidence that explain the gap. Sellers usually do better countering with a supported number than rejecting; buyers do better attaching the comparables, inspection concerns or timing reasons behind a lower price. In Washington, each counter offer replaces the previous offer, so read every revised term, not just the price.

Fixed percentages that define a low-ball offer

Comps

The evidence both sides should negotiate from

All terms

Price, credits, contingencies and dates — not price alone

EN + 中文

Negotiation explained in both languages

Questions this hub answers

what is considered a low ball offer on a house
low ball offer
how to respond to a low ball offer
counter offer real estate
how to make a lower offer on a house

How we handle a low offer

01
1. Separate the number from the terms
A lower price with no financing contingency, a short inspection window or a flexible closing can be worth more than a higher price with weak terms. Compare net proceeds and certainty, not headline price.
02
2. Check the buyer's evidence
Ask the buyer's agent what supports the number: comparable sales, condition, inspection findings, or budget. The answer tells you whether there is room to meet.
03
3. Counter with a supported number
A counter backed by comparables and recent buyer activity keeps the buyer engaged. Silence or an emotional rejection usually ends the conversation.
04
4. Trade terms, not only dollars
Closing date, rent-back, included items, or a repair credit can bridge a gap that price alone cannot.
05
5. Put every change in writing
Under Washington purchase agreements, a counter offer creates a new offer. Read every term that changed and every deadline it starts.

Seller responses compared

Response	When it fits	Likely result	Watch out for
Counter near your supported price	Buyer is qualified but anchored low	Negotiation continues	Counter too close to list price ends talks
Counter on terms	Price gap is small; terms matter to the buyer	Gap closes without a big price change	Giving away terms you actually need
Decline and invite a new offer	Offer far below value with no evidence	Buyer may return with a better number	Losing the only active buyer
Accept	Offer is in range and terms are strong	Deal moves to inspection	Accepting under pressure without comparing

Broker marking up a counter offer next to a calculator and comparable sales printouts

Checklist

Before you respond to an offer

Net proceeds calculated, including credits and closing costs.
Financing type, down payment and pre-approval reviewed.
Inspection, financing and appraisal contingencies and their deadlines noted.
Comparable sales and current competing listings re-checked.
Your lowest acceptable price and must-have terms written down.
Every counter term reviewed, not just price.

Frequently asked questions

What is considered a low ball offer on a house?

One that sits well below what comparable sales and current competition support, without a reason such as condition, inspection findings or unusually strong terms. There is no fixed percentage.

Should I ignore a low ball offer?

Usually not. A brief, supported counter keeps a possible buyer in the conversation. Ignoring the offer gives them no reason to come back with a better one.

How does a counter offer work in Washington?

A counter offer rejects the previous offer and proposes new terms. The other side can accept, counter again or walk away. Each version should be checked for changed dates and contingencies.

As a buyer, how do I make a lower offer that is taken seriously?

Show the reason: comparable sales, condition issues or how long the home has been listed. Strong terms — solid financing, flexible closing — help a lower price land.

Can a low offer still end in a sale?

Yes. Many sales start with a gap. What matters is whether both sides can see the evidence and trade terms to close it.