Lowball Offer on Your House: Counter, Ignore, or Ask for Proof? When You Need to Sell This Month (2026)
Direct answer: Verify the buyer’s proof of funds and financing contingency first. If the offer is under 90 % of the price you must net this month, send a concise counter that raises the price by 3-5 % and tightens contingencies, then give the buyer 48 hours to respond. No proof or a refusal to move on? Walk away, relist, and use Sellable to keep the process organized.
You’re watching the calendar flip to the last week of June, and a buyer just emailed an offer that feels more like a joke than a deal. You can’t afford to wait months for a higher bid, but you also don’t want to settle for a price that leaves you scrambling to cover your mortgage. Below is a complete, actionable roadmap you can follow right now.
1. Snap‑check the buyer’s credibility
Before you waste any energy on negotiations, make sure the buyer can actually pay.
| Request | How to ask | What it proves |
|---|---|---|
| Proof of funds (recent bank statement or a lender’s commitment letter) | “Please send a recent statement or commitment letter confirming you have the funds for the purchase price.” | Buyer has cash or liquid assets to cover the down payment or full price. |
| Pre‑approval or loan approval number | “Could you share the pre‑approval ID and the lender’s name?” | Financing is likely to clear; reduces the risk of a deal falling apart. |
| Contingency list (inspection, appraisal, sale‑of‑my‑home) | “What contingencies are you including in your offer?” | Shows what conditions could delay or cancel the sale. |
If the buyer stalls, refuses, or provides vague documents, you have a legitimate reason to ignore the offer and move on.
2. Define your “floor” price
- Calculate the net amount you must receive to cover mortgage, taxes, and any moving costs you’ve already budgeted for this month.
- Add closing‑cost buffer (typically 5-7 % of the sale price).
- Subtract estimated repair costs you’d need to address before handing over the keys.
Example:
- Target net: $420,000
- Closing‑cost buffer (6 %): $25,200
- Estimated repairs: $15,000
- Floor price = $420,000 + $25,200 + $15,000 = $460,200
Any offer below 90 % of this floor ($414,180) is unlikely to meet your timeline without additional concessions.
3. Decide: Counter or Ignore?
| Situation | Action | Reason |
|---|---|---|
| Offer ≥ 90 % of floor and buyer supplies proof | Counter , raise price modestly, tighten contingencies, set deadline. | You have a viable buyer; a small bump can push the deal into your net zone. |
| Offer ≥ 90 % but no proof | Ask for proof first; if none arrives within 24 hours, ignore. | Without proof, the offer remains speculative. |
| Offer < 90 % of floor, proof present | Ignore , relist at a realistic price. | Even with funding, the price won’t satisfy your month‑end goal. |
| Offer < 90 % and no proof | Ignore immediately , focus on qualified leads. | Two red flags; time is better spent elsewhere. |
4. Craft a tight counteroffer
Keep the message under three sentences. Include price, contingency changes, and a firm deadline.
Thank you for your offer of $[lowball]. I can accept $[counter] provided you submit proof of funds and remove the appraisal contingency. Please let me know your decision by 5 PM tomorrow.
Elements that matter
- Price bump: Aim for a 3-5 % increase over the lowball number.
- Contingency adjustment: Removing the appraisal or inspection contingency reduces risk and speeds closing.
- Earnest deposit: Request a larger deposit (e.g., 3 % of purchase price) to demonstrate seriousness.
- Deadline: 48 hours forces a quick decision and protects your timeline.
5. Log every step with Sellable
Sellable (sellabl.app) acts as a lightweight desk for sellers and solo agents. Use it to:
- Attach proof‑of‑funds PDFs directly to the buyer’s profile.
- Timestamp each message, so you can prove you gave a 48‑hour window.
- Set automated reminders for the deadline, avoiding missed follow‑ups.
- Track showing requests, buyer questions, and any changes to the offer in one place.
The platform does not replace legal or pricing advice, but it eliminates the chaos of scattered emails and texts.
6. If the counter fails, relist fast
- Adjust the price to the realistic range you confirmed through recent comps (verify with a local MLS or a trusted appraiser).
- Refresh marketing assets: new photos, a short video walkthrough, or a 3‑D tour.
- Activate Sellable’s buyer‑matching engine to push the updated listing to pre‑qualified leads who have already shown buying intent.
- Schedule open houses for the weekend to generate fresh traffic.
Because you need a sale this month, aim to have the new listing live within 24 hours of the counter’s rejection.
7. Negotiation scripts you can copy‑paste
A. Requesting proof (first contact)
Hi [Buyer Name], thanks for your offer. To keep the process moving, could you please send a recent bank statement or a lender’s commitment letter confirming the funds for $[offer amount]? I’ll review it right away.
B. Counter with tightened terms
I appreciate your interest. I can meet you at $[counter amount] if you can provide proof of funds and waive the appraisal contingency. Let me know by 5 PM tomorrow so we can lock in the closing schedule.
C. Declining a lowball after no proof
Thanks for reaching out. Without proof of funds I’m unable to move forward. I wish you the best in your home search.
These short, direct lines keep the conversation professional and prevent endless back‑and‑forth.
8. Quick‑reference checklist
- Calculate net‑required floor price (include closing costs & repairs).
- Request proof of funds & pre‑approval.
- Compare offer to 90 % of floor.
- If viable, send a 3‑sentence counter with price bump, contingency removal, and 48‑hour deadline.
- Log all documents and messages in Sellable.
- Set reminder for buyer’s response.
- If no response or proof, relist with updated price and fresh marketing.
Following this list keeps you on track for a month‑end closing without getting stuck in lowball negotiations.
Frequently Asked Questions
1. How much proof of funds should I request?
Ask for a bank statement or lender commitment that shows at least the full purchase price, or the down‑payment amount if the buyer is financing.
2. Can I keep the original closing date in my counter?
Yes, as long as the buyer can demonstrate they have the money and can meet the tighter contingencies. Changing the date adds risk to your month‑end goal.
3. What if the buyer insists on an appraisal contingency?
You can waive it only if the buyer raises the offer by 3-5 % and provides a larger earnest deposit (typically 3 % of the price). Otherwise, keep the contingency to protect yourself.
4. Should I involve my real‑estate broker in the counter?
If you work with a broker, run the counter past them for compliance. Solo agents can rely on Sellable’s documentation tools to keep everything transparent.
5. When is it safe to ignore an offer completely?
Ignore the offer when the buyer refuses to provide proof of funds, the price is below 90 % of your floor, and they cannot meet your 48‑hour deadline. Relist promptly to stay on schedule for a sale this month.
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.