Price Is Not the Only Variable

When you receive an offer on your duplex, price is the most visible term — but not necessarily the most important. A $680,000 offer with minimal conditions, a large deposit, and a flexible closing date may be worth more to you than a $700,000 offer with multiple conditions, a small deposit, and a closing date that creates carrying cost problems. Evaluate the whole offer, not just the price.

How to Evaluate an Investment Property Offer

Check: deposit size (a larger deposit signals buyer commitment — $20,000+ on a $600,000+ property is a positive signal), conditions and timelines (what are they asking to verify, and is the timeline reasonable?), buyer type (owner-occupant or investor — this affects what conditions they'll need and their likelihood of completing), and closing date (does it work with your plans? Is there flexibility?).

Common Conditions and What They Mean for You

Home inspection condition: standard and reasonable — buyer wants to know what they're buying. Financing condition: standard — but if the buyer has already been pre-approved for a similar property, this should be quick to satisfy. Legal status verification: specific to duplexes — buyer wants to confirm the second unit is legal. This is reasonable and you should have your documentation ready. 'Sale of buyer's property' condition: a risk factor. This introduces a contingency beyond your control.

The Counter-Offer: How to Negotiate Without Losing the Deal

When countering, change one or two terms at a time — price, closing date, or conditions. Don't counter on every term simultaneously. If the buyer's price is below your target, counter at a midpoint rather than your asking price — give the buyer room to accept without feeling like they didn't negotiate. If the buyer is asking for extended conditions, accept the conditions but tighten the timelines. Most deals close — but they close because both parties feel they won something.

When to Accept, When to Counter, When to Walk Away

Accept when: the offer is within 2–3% of your asking price with reasonable conditions and a workable closing date. Counter when: the price is too low but the buyer seems serious (good deposit, clean conditions, pre-approved financing). Walk away when: the offer is conditional on the sale of their property with no backup protection, the deposit is nominal (under 1%), or conditions are excessively broad and vague. Don't be afraid to reject an offer — a respectful rejection that leaves the door open for re-engagement is often more effective than a counter-offer.