Hot Ways to Win Offers in a Cooling Market

Just because the market’s cooling… doesn’t mean you should.

Gone are the days of 75 buyers fighting to the death over one three-bedroom ranch with a half bath and a mystery smell in the basement. (We’ve all been there.) But while the frenzy has simmered, make no mistake—good homes still get scooped up fast, especially in the South Hills, Moon, and our other favorite corners of Pittsburgh.

So what’s a savvy buyer to do when rates are stubborn, inventory is meh, and sellers still think they’re living in 2022? You bring the heat.

Here are my hot strategies to win in a cooling market:

1. Know the comps. Know your worth.

You wouldn’t bid on a house blindfolded, right? So don’t go in without knowing what similar homes have sold for—not what they’re listed for. A solid buyer’s agent (hi, that’s me ) will prep you with the data so your offer looks smart, not desperate.

 2. Write a clean, strong offer.

Now’s the time to flex—not fumble.

• Be clear and timely.

• Offer earnest money that says, “I mean business.”

• Avoid nickel-and-diming unless it's truly warranted.

• If inspections are part of your offer (and they should be), structure them with purpose—like focusing on major systems, not lightbulbs.

Pro tip: Sellers remember the buyers who made things easy.

 3. Be flexible... and maybe a little flirty.

Okay, not actual flirting (unless it works). But sellers love flexibility—whether it’s with your closing date, minor repairs, or letting them leave behind that weird pool table in the basement.

And if you’ve got a home to sell? Let’s get it under contract first so your offer doesn’t feel contingent and risky.

4. The love letter still works—just don’t get weird.

Put your love into words! A well-written, sincere letter can add just the right touch of warmth to your offer. Mention how you see your life unfolding in the home—not how you're dying to replace their curtains. Just make sure to keep it about the home and avoid including pictures or details about your personal life. Be sure to focus on the reasons that you fell hopelessly in love with the idea of making memories in a home that stored all of theirs first. 

5. Think like a seller, act like a pro.

Remember: it’s not just about what you want—it’s about what the seller needs. Is their home sitting because the deck needs work? Offer a credit structure instead of a lower price. Is their listing overpriced? We’ll still write a competitive offer—but one backed with data and confidence, not begging.

 Bottom Line:

The market may not be on fire, but that doesn’t mean you can sleep on it. A cooling market gives you room to think, plan, and win—if you’ve got the right agent ( again) and the right strategy.

Let's go find you the one—and write the kind of offer that gets a “yes” without the stress.