Should I counteroffer or reject outright?
Counteroffer or walk away? Know when to push — and when to bail — in Milton’s market.
Why this matters now
Milton, Ontario is a seller’s town right now. Low inventory, steady demand from families moving from the GTA, and fast-moving school-zone buyers create pressure. When an offer lands on your table you have two choices: counteroffer or reject outright. Both are valid. One wins you the house or the deal. The other costs time, emotion, and often money.
Quick, plain answer
- If the offer is fixable — price, closing date, or simple conditions — counteroffer. You can turn a weak offer into a deal.
- If the offer is fundamentally misaligned with market value or comes with damaging terms (uncured financing gaps, extreme contingencies, or vague timelines), reject and wait.
This article gives a decision checklist, Milton-specific examples, smart counteroffer scripts, and the exact conditions where rejection is the right move.
Decision checklist: Counteroffer vs. Reject (read and use)
1) Price gap percentage
- Gap under 5% of your list or target price: Counteroffer. Buyers often expect a pushback.
- Gap 5–12%: Counteroffer if other terms are strong (proof of funds, quick closing). Reject if buyer is weak.
- Gap above 12%: Usually reject unless market data says otherwise or buyer adds compelling terms.
2) Proof of funds and financing
- Strong mortgage pre-approval + lender contact = counteroffer.
- No proof, verbal financing, or conditional financing with vague timelines = lean reject.
3) Conditions and subjects
- Simple inspection or minor repair subjects = counteroffer with a cap on repairs or credit.
- Multiple heavy subjects (sale of buyer’s house, long inspection windows, vendor take-back request) = reject.
4) Closing date and possession
- If buyer’s timing matches your needs, that’s a reason to counter.
- If timing sabotages your move or rental plans, reject.
5) Emotional and damage control
- Lowball offers delivered with a dismissive tone that breach relationships: consider rejecting; you don’t need a toxic buyer.
How Milton’s market changes the math
Downtown Milton and family-focused pockets like Timberlea and Dempsey behave differently. Downtown listings near Main Street and the GO station attract investor and commuter buyers — they move fast. Family neighbourhoods near top schools attract bidding wars. That changes the decision thresholds:
- In competitive downtown or school-zone listings: smaller price concessions can be rejected; counteroffers should be lean and fast.
- In slow or niche listings (unique homes, older properties in Campbellville): you can entertain wider counteroffers; negotiation room increases.
Tactical playbook: How to counteroffer and win
1) Move fast
Respond within your contract window. Delay signals weakness.
2) Counter on more than price
Change deposit size, closing date, or remove minor conditions. Small concessions protect your price while giving the buyer wins.
3) Use a firm but simple counter
Keep language direct. Examples:
- “We accept $X with a 5% deposit and firm closing on [date]. Inspection limited to 5 days, seller not responsible for repairs.”
4) Anchor the negotiation
Start the counter at a number buyers can accept without feeling bowed. Pick a number that respects comps and your minimum.
5) Add a time-limited expiry
“Offer valid for 24 hours” increases urgency and reduces over-negotiation.
6) Keep emotions out
Don’t justify your counter with stories. Present facts: comps, days on market, firm deposit.
When to reject outright — clear red flags
- No proof of funds or pre-approval
- Buyer asks for unreasonable repairs or full vendor financing
- Buyer’s conditions create long, uncertain timelines (e.g., sale of property subject with no bridge financing)
- Lowball offers that show no respect for market reality and come without earnest negotiation intent
- Offers that attempt to extend responsibility to the seller after closing (post-possession demands)
Milton scenarios (real, practical)
Scenario 1 — Downtown Milton condo listing
Offer is $7,000 below list, buyer has strong pre-approval, and wants a 30-day close. Action: Counter with $3,500 below, raise deposit to 5%, 21-day close. Why: Commuter buyers move fast and small price moves win.
Scenario 2 — Family home near top school
Offer is 10% below list with no subject removal and long 10-day inspection. Buyer isn’t strongly qualified. Action: Reject. Why: School-zone demand and low inventory mean you can wait for better.
Scenario 3 — Unique bungalow in Campbellville
Offer 12% below, buyer sensible, flexible closing, decent deposit. Action: Counter with conditions and a capped inspection credit. Why: Unique properties sell to the right buyer; negotiation room exists.
Scripts you can use (write these into your brokerage forms)
-
Simple counter for price and deposit
“We counter at $X with a 5% deposit delivered within 48 hours. Closing on [date]. This counter is open for 24 hours.” -
Counter with timing swap
“We accept $X with a 3% deposit and closing on [date]. If buyer requires earlier possession, seller will offer possession on [date+2 days] for $Y credit.” -
Firm reject (polite, short)
“Thank you for your offer. After review we have decided not to proceed. Best of luck.”
Why quick rejections can be smart
Rejection creates clarity. If an offer is weak and tied up your listing with long subjects, rejecting frees you to market aggressively. A clear, professional reject reduces time-wasting and signals to the market you want serious buyers.
How to read multiple offers in Milton
- Compare beyond price: deposit size, subjects removed, closing terms, buyer flexibility.
- Highest price isn’t always the best. A slightly lower clean offer (firm financing, waived inspection, larger deposit) often closes reliably.
- Use agents’ proven scripts: ask for best and final from competing buyers with a 24-hour deadline to force decision-making.
Negotiation tips that actually work
- Don’t negotiate on emotion. Attack facts: comparable sales, days on market, recent offers.
- Keep your BATNA (best alternative to a negotiated agreement) visible: backup offer list or move dates.
- Use limited-time counters to compress time.
- When buyers push for repairs, offer a credit cap rather than open-ended permission.
Common mistakes sellers make
- Taking the first offer personally. You are not being insulted.
- Waiting too long to respond. Time kills deals.
- Over-negotiating small buyers. If they decline your reasonable counter, move on.
- Ignoring non-price terms. You need a buyer who will close.
CTA — Want Milton-specific help?
If you want a second opinion on an offer in Milton—downtown or neighbourhoods like Timberlea or Dempsey—I’ll review the contract and tell you the fastest, highest-probability path to close. Email: tony@sousasells.ca or call 416-477-2620. Visit https://www.sousasells.ca for market reports and recent solds in your street.
FAQ — Offers & negotiation in Milton, ON
Q: Should I always counter a lowball offer?
A: No. Counter if the price gap is repairable and buyer shows strength. Reject if the gap is large and buyer is weak.
Q: How long should my counter be valid?
A: 24–48 hours is standard. Short windows force decisions and reduce stall tactics.
Q: Does a verbal acceptance mean anything?
A: No. Only signed written offers and counters are binding. Get everything in writing.
Q: If I counter, can the buyer withdraw their original offer?
A: Yes. A counter legally terminates the original offer. That’s why speed and clear terms matter.
Q: Do multiple offers mean I must accept the highest?
A: No. You should accept the best offer considering price and terms. A clean offer with funds often beats the highest conditional offer.
Q: What’s the right deposit amount in Milton?
A: Typical deposits are 3–5% for residential homes. In competitive situations, buyers put down larger deposits to stand out.
Q: How do closing dates affect my decision?
A: Closing dates that align with your move or sale plans are valuable. Don’t sacrifice price for a date that disrupts your logistics.
Q: Should I let my agent negotiate for me?
A: Yes. Use your agent for speed, market context, and professional scripts. If you want to discuss offers directly, include your agent in calls.
Q: How often should sellers change strategy during a multiple-offer situation?
A: One clear strategy per listing day. Avoid flip-flopping; it confuses buyers and agents.
Closing note
Counteroffers win when they’re timely, based on facts, and framed to fix deal issues. Rejections win when an offer is toxic or wildly off-market. In Milton’s fast-moving neighborhoods, speed and clarity beat haggling. When in doubt, get a market-savvy local review — it saves weeks and tens of thousands of dollars.
Contact: Tony Sousa | tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
If you want a free offer evaluation for your Milton listing, send the offer package and I’ll reply with a recommended move within 2 business hours.
