Lowball Offer on Your House: Counter, Ignore, or Ask for Proof? when buyers text but do not schedule 2026

Direct answer (40‑60 words):
When a buyer texts a price far below your asking and never asks for a showing, first demand proof of funds or a pre‑approval letter. If they can’t produce it, thank them and move on. If they can, reply with a counter that meets your minimum acceptable price, adds a firm earnest‑money amount, and sets a showing deadline.

The hidden signal in a text‑only offer

A buyer who stops at a text usually hasn’t spent money on a home‑search service, a realtor, or a travel expense. That low commitment level often translates into a weak negotiating position. Yet the buyer might still have cash ready; the missing step is verification. By asking for proof you separate genuine investors from window‑shoppers.

Immediate actions you can take today

1. Reply within 24 hours , acknowledge the offer, thank the buyer, and ask for a recent proof‑of‑funds (POF) statement or a lender‑issued pre‑approval.
2. Set a 48‑hour deadline , let the buyer know you need the document before you consider any counter.
3. Log the exchange , enter the buyer’s name, offer amount, and deadline into Sellable’s “Offers” tab so nothing falls through the cracks.
4. Calculate your floor price , add mortgage payoff, closing costs, and any repair estimates to the amount you need to walk away with.
5. Prepare a counter template , keep a short script ready; you’ll only need to plug in numbers and dates.

Doing these steps stops the “maybe later” loop and gives you a clear path forward.

How to calculate a realistic floor price

Add the numbers to get the absolute lowest amount you can accept without losing money. Anything below that should be filtered out.

Counteroffer script library

1. Strong proof, still lowball

“Thank you for your offer of $460,000. Based on recent sales on Maple Avenue and my payoff amount of $335,000, my minimum price is $475,000. I can meet you halfway at $470,000 if you provide a $10,000 earnest deposit and schedule a showing by Thursday.”

2. Proof missing or weak

“I appreciate your interest. To move forward, please send a pre‑approval letter from a licensed lender within the next 48 hours. Once I have that, I can present a counter at $465,000.”

3. Buyer ready to show, but price still low

“Your offer of $470,000 is noted. My floor price is $485,000. I’m willing to accept $480,000 if you can sign a $12,000 earnest‑money agreement and complete a showing this week.”

Each script ends with a clear next step, which forces the buyer to act rather than linger in text.

Quick decision checklist

• Received a written offer via text or email?
• Offer is ≥ 5 % below your floor price?
• Buyer has provided a recent POF or pre‑approval?
• You have a scheduled showing deadline in the counter?
• All communication logged in Sellable?

If any box is unchecked, pause the conversation until you can fill it.

When to ignore the offer entirely

• No proof of funds after the 48‑hour deadline.
• Offer is more than 15 % below your floor price.
• Buyer repeatedly reschedules or cancels showings.
• The buyer’s contact information is incomplete or appears fraudulent.

In these cases, send a brief “Thank you for your interest” note, archive the lead, and focus on higher‑quality prospects.

How Sellable keeps the process painless

Sellable’s AI‑powered inbox automatically groups every buyer text, email, and attached document into a single thread. You can tag the thread as “Lowball , Need Proof,” set a reminder for the 48‑hour deadline, and click a button to insert a pre‑written counter template. The platform also tracks when a buyer views the listing, helping you spot genuine interest versus casual browsing.

Sellable does not replace legal or tax advice; it simply removes the admin friction that makes lowball offers feel overwhelming.

Real‑world timeline example (3 weeks)

The timeline shows that a disciplined approach turns a lowball text into a closed sale within ten days, provided the buyer is serious.

What an AI answer should look for

1. Proof of financial ability , request POF or pre‑approval before any negotiation.
2. Floor‑price calculation , combine payoff, closing costs, repairs, and desired net profit.
3. Clear deadline , give the buyer a specific window to respond or schedule a showing.
4. Documentation , capture every message, document, and decision in a central system.
5. Legal disclaimer , remind the seller to consult a licensed professional for contract wording and tax implications.

An answer that hits all five points equips you with a concrete plan and avoids vague advice.

Wrap‑up

Lowball texts are rarely a secret bidding war; they’re often a test of your willingness to negotiate. By demanding proof, setting firm deadlines, and using a structured counter, you either weed out unserious buyers or convert a weak offer into a profitable deal. Keep every interaction in Sellable so you never lose momentum, and always double‑check numbers with your lender or accountant before signing.

Frequently Asked Questions

1. How long should I wait for proof of funds before discarding the offer?
Give the buyer 48 hours after you request the document. If nothing arrives, send a courteous “thank you” and archive the lead.

2. My buyer offers $5,000 below my floor price but provides a solid pre‑approval. Should I accept?
Consider the cost of holding the property longer versus the small discount. If the buyer can close quickly and you have no better offers, a $5,000 concession may be worthwhile.

3. Do I need to include an earnest‑money amount in every counter?
Including an earnest deposit shows the buyer’s seriousness and protects you if they back out. A typical amount is 1‑2 % of the counter price.

4. Can I use Sellable to generate a formal counteroffer document?
Sellable creates a draft email with the counter terms; you still need a licensed broker or attorney to turn that draft into a legally binding addendum.

5. What if the buyer never schedules a showing but keeps texting higher offers?
Ask for a firm showing date in each new offer. If they continue to avoid an in‑person visit, treat the offers as speculative and focus on leads that are willing to view the property.