In the frenzied market of 2022, handling multiple offers was easy: You took the highest number.

In the stabilizing market of late 2025, the math has changed. While we are seeing a "balanced" market in places like Leland and Hampstead, desirable homes—especially those that are turnkey or waterfront—are still generating bidding wars.

But today's highest offer isn't always the best offer. With insurance rates climbing and appraisal guidelines tightening, a high price with shaky terms is a recipe for a deal that falls apart two weeks before closing.

Here is how to evaluate a stack of offers in the current Cape Fear real estate landscape.

1. The "Appraisal Gap" Strategy

The highest price means nothing if the bank won't lend on it.

The Reality: If you list for $500k and get an offer for $550k, but the appraiser says it’s worth $510k, who pays the difference?

The Clause: Since there is no standard "Appraisal Gap Addendum" in the NC Realtor forms library, savvy buyer agents will often include custom language (drafted by an attorney) or provide Proof of Funds showing they have the cash to cover the shortfall.

The Winner: Look for the buyer who explicitly states: "Buyer agrees to pay up to $20,000 above appraised value." This guarantee is worth far more than a higher offer price with no safety net.

2. The "Insurance-Ready" Buyer

This is the new "must-have" for late 2025.

The Risk: With coastal wind/hail premiums rising ~16% this year, many buyers get cold feet during Due Diligence when they see the insurance quote.

The Vet: Ask your agent to call the buyer’s lender. Have they already run a "soft quote" for insurance? A buyer who knows the premium is $4,500/year and still wrote the offer is 10x stronger than one who is guessing.

3. Due Diligence Fee vs. Earnest Money

In North Carolina, the Due Diligence Fee is your only real protection.

The Difference: Earnest Money is refundable if the buyer walks away during the inspection period. Due Diligence Money is yours to keep immediately.

The Strategy: If Offer A is $500,000 with a $500 Due Diligence fee, and Offer B is $495,000 with a $5,000 Due Diligence fee, Offer B is safer. The higher fee proves they are serious and won't walk away over a minor home inspection item.

4. Seller Possession: The "Grace Period"

If you need time to move, you can "rent" your own home back from the buyer for a few days or weeks after closing.

The Form: We use the Seller Possession After Closing Agreement (Form 2A8-T).

The Benefit: A buyer who allows you to stay for 3–7 days at "no cost" is giving you a massive logistical gift. It means you don't have to move out until the money is in your bank account.

5. The "Seller Concessions" Clarity

New for July 2025, the standard Offer to Purchase (Form 2-T) now has a dedicated box for "Seller Concessions" on Page 1.

What to watch: Check this box carefully. A buyer might offer full price but ask for $10,000 in concessions to buy down their interest rate.

The Math: A $500k offer with $10k in concessions is effectively a $490k offer. Always calculate the "Net," not the "Gross."

The Bottom Line

Winning in a multiple-offer situation isn't about greed; it's about certainty. You want the buyer who has the cash to cover an appraisal gap, the knowledge to handle the insurance, and the "skin in the game" (Due Diligence fee) to stick around.

At Aspyre Realty Group, we create a "Net Sheet Comparison" for every multiple-offer scenario. We strip away the fluff and show you the true bottom line and risk profile of each offer, side-by-side.