There are several potential options and to be to the point, you should call me, if you are in this situation (as that is your shortcut). But here are a few options you have:1. Sell it to
Want to be Competitive when writing an Offer?
Dated: May 3 2026
Views: 136
Would you prefer to be more or less educated when making an offer? Put another way, would you want more information or less? And would actual actionable information help you for: (a) Peace of Mind, (b) Writing a Winning Offer, (c) Deciding if you even want to compete, and to (d) Know Your Options, even those that might be a little off the beaten path?
Assuming those are all valuable to you. Let's start with the Absorption Rate. If you aren't a math person, hang in there, this math has a purpose and it will, in fact, help you. The Absorption rate for Huron County is approximately 2.3 months.
What does that mean? It means that if no new homes came on the market over the next two months, there would be zero homes on the market in 2.3 months, based on the current rate of sales.
A six month absorption rate would be considered a balanced market.
So, and there is the actionable part. If your intelligent buyer agent informs you, as a Buyer, that the absorption rate is 2.3 months in the market you want to buy a home in: You can generally assume that the market will be quite competitive.
In other words, you will need your A-game to win if you are bringing an offer as a buyer.
In Strongsville, the absorption rate is 1.4 months, which is even tighter. For price points below $250K in Huron County, or in Strongsville (outside Huron County), expect multiple offers. Expect the Listing Agents to call for the highest and best offers by a certain date and time.
In my 19 years of experience, I have discoved some numbers. Generally, if there are 5 offers on the table for a given property, one of those will likely be cash. If there are 10 offers on the table, two will be cash and at least one of those two will remove their inspection contingency.
Do not construe that to mean you should remove your inspection contingency. I have worked with outrageously smart, knowledgeable, and experienced contractors and flippers that can walk through a home and tell me what it is worth and they are correct and they never use an inspector - but that is what they do full-time. They absolutely know their stuff.
I have also worked with first time homebuyers that are, rightfully so, a little skittish. I, too, was a first time home buyer once upon a time. I remember it like it was yesterday.
As a licensed real estate agent, I literally cannot ever recommend you skip an inspection. Not only that, but I actually like negotiating inspection results, because there is the opportunity to fix issues that need fixing and then have the seller absorb that cost or reduce the price which they sometimes opt to do. It "feels good" to help in that process.
On the flip side, as a Listing Agent representing a Seller, my goal is to not have to negotiate an inspection. There are some great ways to avoid inspection drama. If you are a seller, schedule a time for a private home sale consultation.
Now a few years ago, it was basically impossible to make a living as a Buyer's agent. Why? Every country property in my area had 10, 20 and even 30 offers on it. And most homes in the affordable range were seeing multiple offers as well. If you were an average buyer, hoping to buy a home with FHA financing, it was virtually impossible to compete. Fortunately, things have calmed down somewhat since then.
I have some strategies for helping buyers compete in today's market. Happy to schedule time to discuss those strategies with you and also to provide you the absorption rate for whatever city and price range you are buying in. Honestly, you should know that before you even start out the process and before you contact a lender.
Furthermore, which ever Agent will be helping you has a vested interest in getting you to an EXCELLENT loan officer and they are required to give you the names and numbers of at least three. But one of them will likely be the standout lender for you.
I know of a couple lenders that can, just by themselves, guarantee your offer sticks out as unique and special. Combined with other strategies, you CAN be a winner in this market.
And if you happened to have stumbled onto my blog from somewhere outside North Central Ohio or outside Ohio altogether, but would like a referral to a sharp agent, just say the word and I'll make that happen for you.
Also, I am also an Investor. I am straight shooter - if you'd like to talk with me, you know how to find me. :-)
Thomas Mayhew
Thomas Mayhew, a highly approachable person, is the Realtor you want on your side when you are buying and selling. He knows the ropes inside and out, he's logical and has a breadth of experience that ....
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