How long should I wait for a seller response?
Don't wait forever: How long should you really wait for a seller's response?
Offers & Negotiation
If you want results, set expectations and a timeline. In real estate negotiation, time is leverage. Waiting blind gives leverage to the seller, kills momentum, and costs you homes.
Here’s a direct, repeatable approach that works in every market.
Typical seller response times
- Fast markets (multiple offers, urban): 12–48 hours.
- Balanced markets: 24–72 hours.
- Slow markets (buyer’s market, off-season): up to 7 days.
These are averages. The right answer depends on listing activity, days on market, and whether the offer is conditional.
Set a deadline in your offer — always
Put a firm response deadline in your offer. Use clear language: "This offer expires at 5:00 PM on [date]." A short expiry creates urgency and prevents the seller from shopping your offer. Typical expiry windows: 24–48 hours in hot markets, 48–72 hours in balanced markets.
Why this matters: sellers who have time to shop offers can drive up price or pick the buyer who appears most flexible. You control that by forcing a decision.
What to do if the seller doesn’t respond
- Wait the expiry. If your offer had a deadline, do nothing until then. A premature follow-up undermines the tactic.
- After expiry, send a concise follow-up via agent: "Offer expired. Please confirm if seller will accept prior terms or provide counter by [new deadline]."
- If no reply within 24 hours of follow-up, move on. Reopen negotiations only if seller reaches out with a clear, time-limited counter.
Sample follow-up message (copy-paste): "Offer expired at 5:00 PM on [date]. Please advise if seller will accept prior terms or provide a counter by 5:00 PM on [new date]."
Handling a slow reply when you still want the property
- Reaffirm interest and add a short extension: "We will extend to [date/time] if seller counters by then."
- If you’re in a bidding war, consider an escalation clause or a clean, strong offer with a short expiry.
Real-world example
In a recent Toronto condo sale, a buyer set a 24-hour expiry on a clean offer. The seller waited 36 hours — hoping for higher bids — and lost momentum. Buyer withdrew, moved to another property. A short deadline forced the seller’s hand or produced faster negotiations. Outcome: seller later accepted a lower offer after market cooled.
Bottom line — practical rules
- Always set an expiry: 24–48 hours in hot markets, 48–72 hours in balanced markets.
- Don’t chase a silent seller after your deadline; follow up once and then reallocate your time.
- Use conditional timing smartly for inspections or financing — but keep seller response windows tight.
If you want precise timing for your neighbourhood and property type, ask an experienced local agent. I analyze market speed and craft offers that force decisions.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
