Can I reject an offer if it’s too low?
“Can I reject an offer if it’s too low?” — Short answer: Yes. Long answer: Do it the right way, or lose leverage and money.
Quick reality check
If someone offers far less than your listing price in Milton, ON, you are under no legal obligation to accept. You can reject, counter, or ignore. What matters is how you react. A bad response costs time, emotion, and money. A smart response turns a weak offer into a better one — or ends the deal cleanly so you can sell to someone who values the house correctly.
Why sellers panic — and why that’s a mistake
Buyers expect sellers to be emotional. They lowball because they know fear triggers bad decisions. They bet you want the sale so badly you’ll cave. Don’t. Milton is a high-demand market near Toronto. Proper positioning, pricing, and negotiation convert low offers into solid ones — or attract a stronger buyer.
The law and practical reality in Ontario
- You are free to reject any offer. The seller decides whether to accept, counteroffer, or reject before signing acceptance.
- Offers become binding only when accepted and communicated. If the buyer’s offer is conditional, it may fall apart if conditions aren’t met.
- Your listing agent must present every offer to you. They cannot hide offers.
- Always confirm legal points with your real estate lawyer. This guide gives strategy, not legal advice.
Step-by-step play when you get a low offer in Milton
- Pause. Don’t react emotionally. Tell the agent you need time to review. A rushed reply weakens your position.
- Check the buyer’s proof of funds and financing. A low offer from a fully financed, serious buyer could be negotiable. A weak buyer? Toss it.
- Compare the offer to recent comparable sales (comps) in Milton’s neighbourhood. Look at sold price, time on market, and conditions waived.
- Inspect the terms beyond price: closing date, deposit size, conditions, and inclusions. Sometimes a flexible closing date or higher deposit is worth accepting a slightly lower price.
- Decide: reject outright, counter, or issue a firm counteroffer with an expiration.
How to reject without burning bridges
Rejecting an offer bluntly can kill future negotiation. Use control and clarity:
- Reply through your agent with a short message: “Thank you. We will not accept this offer. If you wish to submit a revised offer, please include proof of funds and remove financing conditions or increase the deposit.”
- Add a deadline for any revised offers (48–72 hours). Deadlines create urgency.
- If you’re in a multiple-offer scenario, state you have other offers and will review only higher offers.
Counteroffer tactics that work in Milton
- Anchor high: Counter close to list price, not halfway. Lowballers expect a counter. Anchoring pulls the negotiation toward your price.
- Increase the deposit: A larger deposit signals seriousness.
- Shorten conditions or expedite the closing date: Reduce the buyer’s wiggle room.
- Use an escalation clause: In competitive markets like Milton, an escalation clause lets a buyer automatically top competing offers to a cap you set.
- Ask for fewer inclusions: Keep appliances or fixtures if they are value items.
Pricing psychology — how buyers think and how to use it
- Anchoring: Your listing price becomes the anchor. Price too low and you invite low offers. Price too high and you lose attention. Price strategically with comps and local demand data.
- Loss aversion: Buyers hate losing a deal. Use deadlines and multiple-offer notices to push faster, higher offers.
- Social proof: Highlight recent Milton sales, multiple-offer situations, and traffic stats. Buyers follow the herd.
When rejecting is the best move
- Buyer lacks proof of funds or financing pre-approval.
- Offer is well below comps and buyer refuses to negotiate.
- Terms include unacceptable conditions or long, uncertain closing windows.
- You’re in a seller’s market and can get another offer within a short window.
When to consider a low offer
- Market slows and comparable homes sit unsold in Milton.
- Buyer is cash or offers a quick closing with a strong deposit.
- The buyer accepts your terms and conditions that protect you.
- You need certainty because timing or finances matter more than a marginal price increase.
Examples — Real Milton scenarios
- Scenario A: House listed at $900,000. Buyer offers $820,000 with financing condition and small deposit. Action: Reject or counter to $890,000 with 5% deposit and 48-hour irrevocable. Explain comps and demand in Milton.
- Scenario B: House listed at $850,000 after 30 days on market. Cash buyer offers $800,000, firm, quick close, 10% deposit. Action: Consider counter to $835,000 or accept if time and holding costs are higher than that gap.
Communication scripts you can use
- Reject: “Thank you. We will not accept this offer. If you’re able to increase the price to reflect recent comparable sales and provide proof of funds, please resubmit.”
- Counter: “We counter at $X, 5% deposit, conditions waived except for inspection, irrevocable for 48 hours.”
- Firm decline with options: “We decline. We have other offers and will consider serious, qualified buyers only.”
Local tactics that work in Milton, ON
- Use local comps: Milton West, Old Milton, and Dempsey have different demand curves. Price by neighbourhood.
- Staging matters more in Milton’s higher-end pockets. Staged homes sell faster and attract better offers.
- Timing: Spring and early summer still get stronger traffic. Avoid desperate end-of-year drops unless you must sell.
- Marketing: Use professional photos, virtual tours, and targeted social ads to attract qualified Milton buyers — not tire-kickers.
Common seller mistakes — and how to avoid them
- Taking the first low offer out of fear. Wait 48–72 hours and test the market.
- Negotiating without leverage. Always include deadlines and require proof of funds.
- Hiding emotion. Negotiation rewards logic, not panic.
- Accepting poor terms for a small price bump. Better terms often trump a few thousand dollars.
When to call a pro
If you’re unsure, call your realtor and your lawyer. An experienced Milton agent will recognize genuine buyers, craft the right counter, and manage multiple-offer processes. For timing and pricing strategy, local expertise is worth far more than the cost of waiting for the right offer.
Bottom line
Yes, you can reject a low offer. Do it confidently. Use data, leverage, and firm terms. In Milton’s market, the right play is often to counter or walk away — not accept a lowball. When you handle low offers with strategy, you keep control and get the outcome that matters: the highest net proceeds and a clean closing.
FAQ — Quick answers for Milton sellers
Can I legally refuse any offer on my house?
Yes. You can refuse any offer before you accept. Consult your lawyer for binding contract details.
Will rejecting an offer offend buyers and scare them away?
Maybe. But if the buyer was unreasonable, you want them gone. Serious buyers will return with improved offers.
How long should a counteroffer be open?
48–72 hours is standard. It creates urgency and doesn’t stall your sale.
Should I accept a cash offer that’s lower than other conditional offers?
Sometimes. Evaluate speed, deposit size, and certainty. Cash removes financing risk — that’s worth money.
What if multiple low offers come in?
Consider setting a deadline and asking for best-and-final offers. That forces buyers to compete.
Does staging help attract better offers in Milton?
Yes. Staged homes sell faster and attract higher offers, especially in mid-to-high price brackets.
How does time of year affect offers in Milton?
Spring/early summer usually brings stronger demand. Fall and winter can be slower; price and marketing matter more then.
Who pays legal fees and closing costs in Ontario?
Closing costs and legal fees vary. Sellers typically pay real estate commission and legal fees; buyers pay land transfer tax and their legal fees. Confirm specifics with your lawyer.
If you want a direct appraisal of any low offer, local market data for your Milton neighbourhood, or a step-by-step negotiation plan tailored to your home, call Tony Sousa at 416-477-2620, email tony@sousasells.ca, or visit https://www.sousasells.ca
Sell smarter. Reject the wrong offer. Secure the right one.
