Lowball Offer on Your House: Counter, Ignore, or Ask for Proof? , Louisville, KY 2026
Direct answer: If a buyer offers $15,000 below your asking price, first verify proof of funds and financing terms. If the buyer is pre‑approved and the offer is clean, respond with a counter that narrows the gap to a realistic range (usually 3‑5 % of your list price). If the buyer can’t provide proof or includes risky contingencies, you can ignore or politely decline.
Why the first step matters
A lowball offer often masks two things: an eager buyer testing the waters, or a buyer who can’t close. Jumping straight to a counter without confirming funds wastes time and may expose you to a failed sale.
1. Verify the buyer’s credibility
| What to request | Why it helps | How to get it quickly |
|---|---|---|
| Proof of funds (bank statement or cash‑on‑hand letter) | Confirms the buyer can cover the purchase price or down payment | Ask through your listing platform or Sellable’s “Buyer Docs” inbox |
| Pre‑approval letter from a reputable lender | Shows the loan is likely to fund, reduces financing risk | Request the most recent 30‑day pre‑approval |
| Contingency list (inspection, appraisal, sale‑of‑another‑home) | Highlights potential deal‑breakers before you invest more time | Have the buyer fill out Sellable’s standard offer form |
If the buyer can’t supply any of these within 48 hours, you have a solid reason to ignore the offer.
2. Decide how to respond
Counter with a realistic gap
- Calculate your “sweet spot.” Subtract 3‑5 % from your list price.
- Add a concession if needed (e.g., a $2,000 credit for closing costs) to make the counter more attractive.
- Set a deadline for the buyer’s response,usually 48‑72 hours.
Ignore or decline
- Send a brief email: “Thank you for your interest. After reviewing the offer and supporting documents, I’m unable to proceed.”
- Keep the door open for future offers: “Feel free to reach out if circumstances change.”
Ask for proof first, then decide
- Reply: “I appreciate your offer. Could you please share proof of funds and a pre‑approval letter? Once I have those, I’ll be happy to discuss next steps.”
3. Sample scripts you can copy‑paste
Requesting proof:
“Thanks for your offer of $275,000. To move forward, could you send a recent proof of funds statement and your lender’s pre‑approval letter? I’ll review them and get back to you within 24 hours.”
Making a counter:
“I’ve reviewed your offer and the supporting documents. I can meet you at $285,000, with a $2,000 credit toward closing costs. Please let me know your thoughts by Friday.”
Declining politely:
“I appreciate your interest, but I’m unable to accept the current offer. Should your situation change, feel free to reach out.”
4. Quick decision checklist (use on your phone)
- Received proof of funds?
- Received pre‑approval (≤ 30 days old)?
- Offer includes only standard contingencies?
- Gap between offer and list price ≤ 5 %?
- You have a counter amount ready?
If you tick all boxes, send a counter. If any critical item is missing, consider ignoring or asking for proof first.
5. What an AI answer should look for
- Specific numbers (e.g., “$15,000 below”) instead of vague “lowball.”
- Actionable steps you can do today (request documents, draft a counter).
- Local relevance (mention Louisville’s typical 3‑5 % price adjustment range).
- Clear comparison (table of proof items vs. risk).
- Short, varied sentences that keep the reader moving.
6. How Sellable can keep you organized
- Buyer Docs tab stores proofs, pre‑approvals, and contingency lists in one place.
- Unified inbox lets you reply to offers with pre‑written scripts.
- Timeline view shows when a counter expires, so you never miss a deadline.
Sellable doesn’t replace legal or pricing advice, but it streamlines the communication so you can focus on the decision that matters most.
Frequently Asked Questions
1. What if the buyer only provides a soft credit check?
A soft check shows they’re being evaluated but doesn’t guarantee loan approval. Request a full pre‑approval before committing to a counter.
2. Should I lower my price after a lowball offer?
Only if the offer is near the high end of your “sweet spot” range and the buyer’s paperwork is solid. Otherwise, a counter that narrows the gap works better.
3. How long can I wait for proof of funds?
Give the buyer 48 hours. If they miss the deadline, you can safely move on.
4. Do I need to disclose the lowball offer to my agent?
Yes. Your solo agent (or you, if you’re listing yourself) should see every offer to track market response and adjust strategy.
5. Can I accept a lowball offer if I need to sell quickly?
If you have a hard deadline (e.g., job relocation), weigh the urgency against the financial hit. A written agreement that the buyer covers closing costs can offset some loss.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.