Offers, Contingencies & Counters: What Every SF Home Seller Needs to Know
- Clay Gjevre
- Jul 18, 2025
- 3 min read
by Clay Gjevre
Understanding Real Estate Offers: A SF Home Seller's Guide to Winning Negotiations
In San Francisco’s dynamic and often unpredictable real estate market, the offer price on paper is just the beginning. What’s below the surface—the contingencies, timelines, financing, and buyer behavior—can be the difference between a smooth close and a deal that falls apart.
As a seasoned real estate agent in San Francisco, I’ve helped sellers choose lower-priced offers that ultimately put more money in their pocket by reducing risk and speeding up the closing process. Here's what you need to know before accepting that tempting offer.
Not All Offers Are Created Equal
Focusing only on the highest price is one of the most common—and costly—mistakes sellers make. The best offer is the one that aligns with your goals and closes without surprises. When reviewing offers, it’s critical to evaluate:
Buyer financing (all cash vs. loan)
Down payment and earnest money deposit
Timeline for closing
Possibility of a rent-back if needed
A recent Noe Valley seller chose a lower-priced offer that closed in 15 days with no contingencies over a $100K-higher offer with delays and risks. That’s smart selling.
Pre-Approval Letters & Proof of Funds: Trust, But Verify
Not all cash offers are truly “cash.” And not all pre-approvals are equal. Solid offers come with:
Underwritten pre-approvals from reputable lenders
Official proof of funds, not blurry app screenshots
These documents help weed out non-serious buyers—saving you time, stress, and money.
Handling Multiple Offers: Don’t Just Pick the Highest
When you receive multiple offers, you have leverage—but strategy matters. Depending on the situation, you might:
Counter specific buyers to improve terms
Set a “best and final” deadline
Prioritize clean offers with better timelines or rent-back options
In one South Park deal, we went with a slightly lower offer because the agent was easier to work with. The result? A drama-free, fast close that left everyone happy.
Contingencies: The Buyer’s Exit Strategy
Contingencies give buyers the right to back out. In San Francisco, you’ll often see:
Inspection contingencies
Appraisal contingencies
Loan contingencies
Strong offers minimize or waive these. In slower markets, shorter contingency windows still signal buyer commitment. Either way, contingencies are key leverage points in negotiations.
When—and How—to Counter
If none of the offers check all the boxes, that’s where the counteroffer comes in. Tactics include:
Shortening contingency periods
Requesting a quicker close
Negotiating a rent-back
Adjusting the price upward slightly
It’s a delicate dance—counter too hard and you risk losing the buyer. But a thoughtful, strategic counter can keep a good deal on track.
Buyer Psychology: Emotions Matter
Real estate is emotional. Buyers who are deeply attached to your home are more likely to overlook flaws, be flexible on timing, and offer better terms. Signs of strong attachment include:
Visiting the property multiple times
Writing a personal letter
Bringing family to showings
Reading these signals helps your agent guide negotiations beyond just the numbers.
Lowball & Off-Market Offers: Proceed with Caution
You may receive unexpected offers—some lowball, some off-market. They’re not always worth entertaining, but they can be used for leverage if handled right. It’s important to:
Evaluate the seriousness of the buyer
Analyze their terms objectively
Use the offer strategically—even if you don’t accept it
After the Offer: Negotiating Post-Inspection
Even after you’re in contract, buyers may request credits or repairs following inspections. That’s when it pays to have an experienced negotiator on your side. Together, we’ll decide whether to:
Make a repair
Offer a partial credit
Push back entirely
In one case, we turned a $20K repair ask into a $5K credit—just by showing proof that the systems were in solid shape.
Ready to Sell Smarter?
If you’re a SF Home Seller —or even just starting to think about it—watch the full breakdown in the video below. You’ll walk away understanding not just how to evaluate offers, but how to negotiate them like a pro.
Whether you’re in Bernal Heights, Noe Valley, the Sunset, or South Beach, working with a top San Francisco real estate agent makes all the difference. Let’s get your home sold the smart way.
📲 Call or Text: (415) 481-4074
📧 Email: Clay@ClayGjevre.com
🌐 Website: https://www.claygjevre.com/
📍 Need a Referral outside San Francisco: https://www.claygjevre.com/referral
Clay Gjevre San Francisco Realtor®
Vantage Realty
DRE 02099237
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