You finally have an offer. After weeks of showings, open houses, and keeping the kitchen counters spotless, someone wants your home. And now you have a decision to make, usually with a deadline attached.

I have walked a lot of first-time sellers through this moment, and the feeling is almost always the same: relief, followed quickly by doubt. Is this the best I can do? Should I push back? Will a better buyer show up next week? Here is how I help my clients think it through, especially in the market we have right now.

Start With What the Market Is Telling You

Your decision does not happen in a vacuum. A few years ago, many Seattle sellers could expect multiple offers in the first weekend. This fall looks different.

According to the Northwest Multiple Listing Service, the median sale price for homes and condos in King County was $850,000 in September 2026, essentially flat from a year earlier. Early November figures drawn from NWMLS data put countywide inventory at roughly four months of supply, with the typical home spending about a month on the market. Condos are softer still, at about seven months of inventory in King County as of September.

What that means in plain terms: buyers have choices, and they know it. A solid offer today is worth more than it would have been in a frenzy, because the next one may not come quickly.

When Accepting Makes Sense

Accepting an offer as written is not "leaving money on the table" if the offer is genuinely strong. I tell sellers to look past the price and weigh the whole package.

Consider accepting when:

1. The price lines up with recent comparable sales. If it is close to what similar homes nearby actually sold for (not what they listed for), you are in good shape.
2. The financing is solid. A buyer with a full pre-approval, a reasonable down payment, and a lender who answers the phone is worth a lot.
3. The contingencies are reasonable. Inspection and financing contingencies are normal right now. What matters is that the timelines are tight and clear.
4. The closing date works for your life. If you need to be out by a certain date for a new job or a new home, a buyer who matches your timeline is a real asset.
5. You have been on the market a while. If your home has passed the 30-day mark with few showings, the offer in your hand is real feedback from the market.

If most of those boxes are checked, accepting is often the smartest move, even if the number is a little below what you hoped for.

When to Counter (and How to Do It Well)

Countering is the most common response, and it is where good strategy matters most. One thing many first-time sellers do not realize: in Washington, a counteroffer ends the original offer. Once you counter, the buyer is no longer held to their first offer and can accept, counter back, or walk away.

So counter with intention, not out of reflex. A few principles I share with my clients:

• Counter on what matters most to you. Sometimes that is price. Often it is the closing date, the inspection window, or how much the buyer asks you to cover in closing costs.
• Give the buyer a reason to say yes. If you hold firm on price, consider flexibility elsewhere, like a short rent-back or a credit toward a rate buydown.
• Keep your counter realistic. Splitting the difference is not always right, but a counter that ignores the comps tends to end the conversation.
• Set a clear response deadline. In a slower market, momentum matters. A reasonable deadline keeps both sides engaged without feeling pushy.

I think of a counteroffer as a conversation, not a standoff. The goal is to reach mutual acceptance on terms you can live with, not to win every point.

When Waiting Is the Right Call

Sometimes the honest answer is to decline or let an offer expire. That is a legitimate choice, but it should be a deliberate one.

Waiting can make sense if:

• The offer arrived in your first few days on the market and you have strong showing activity, with other buyers asking for disclosures.
• The terms carry real risk, like a contingency on the sale of a home that is not even listed yet, or vague financing details.
• You do not actually need to sell right now and would be comfortable relisting in spring.

Here is the direct part: with inventory where it is, waiting for a better offer is a bet, and it has a cost. Every additional week means another mortgage payment, more property tax and utilities, and the mental load of keeping a home show-ready. I always run those carrying costs with sellers before they decide to pass on a reasonable offer.

Five Questions to Ask Before You Respond

When an offer lands, slow down and ask yourself (and your agent) a few questions:

1. What will I actually net from this offer after commissions, excise tax, and closing costs?
2. How does it compare to what similar homes sold for in the last 60 to 90 days?
3. How strong is this buyer's financing, and has my agent talked to their lender?
4. What happens to my plans if this deal falls apart in two weeks?
5. If I wait 30 more days, what is the realistic best case, and what does it cost me to get there?

Answering those questions turns an emotional decision into a clear one.

Making the Call With Confidence

Getting an offer is exciting, and deciding what to do with it should not feel like guesswork. The right answer depends on your timeline, your numbers, and what the market around your home is actually doing, not on what a neighbor got in 2022.

If you have an offer in hand, or you are getting ready to list and want a plan for how you would handle one, reach out. I would love to help you think it through. My team at Emerald Group and I spend a lot of time on exactly these decisions, and we would rather you feel confident than rushed.

Ready to sell in Seattle? Brennen Clouse at Emerald Group is here to help. Call or text 206-899-9101 or visit emeraldgroupre.com.