I often wonder when I see instructions like this if they are coming from the seller or the listing agent. If your buyer cannot get their offer completed by 5 pm on Monday, I would still submit it before 11 am Tuesday. We know the Code of Ethics requires all offers to be submitted to the seller for review.

I do this for multiple offer too, often. The ones that arrive in the gap get back burnered or else how can you ever get started. Unless a late offer is amazing, it's a second round counter. If you've ever had a hot property and 27 offers, you'd appreciate this method.

Stuff happens.  Follow the instructions of your client.

They must be presented, but the agent may be put them in an envelope marked, offers from people who do not follow instructions.

that's such nonsense.... all offers should be delivered.... the listing agent is trying to create an urgency.... in this sellers' market, the home must be overpriced to have to jump through those hoops.... 

write up the offer and deliver it to the listing agent.... have the buyer call the seller to make sure the seller has the buyer's offer.... he can always say he was concerned that it would not get delivered... 

you are not calling ....the buyer is...you can't control what someone else does....

In my market, additional offers that come in from 5PM to 11AM will be presented also. Our State Broker act and agency law says we must present all offers. 

If I get an offer in on Tuesday morning, I submit it for consideration. What they do with it is up to the seller.

Bob Crane nailed this one!

Still have to be presented asap.

Offer deadlines posted in the agent only remarks of the MLS are very common in my area.  What to make of it is if you want to compete, better get the offer in by the deadline .... OR notify the listing agent that you will have your offer in by X time.  Otherwise, an offer may be accepted during the open timeframe between offers in by and presented by. 

They are due by 5pm & seller will get back to everyone by 11am next day. That's how I take it.

It expires.

Sellers will probably want to see all offers, even if they show up after the deadline. Another question would be, if the offer arrives after the deadline, is it still a legitimate offer?

Praful,

I second Michael Jacobs comment.  We followed sellers instructions and would let the seller know about all the offers that came.  A

My opinion if the deadline is 5 pm then offers should be presented at 6 pm.

Here most of the properties that the agent is the one using the method are overpriced and if you look a week later the property is still listed with the same remarks! 

Praful Thakkar This question should be answered by the seller prior to putting the notice out. In the contracting world offers submitted after the submission deadline are rejected unopened.

I don't know.

They are planning for multi offers 

I would ignore the time request and put in an offer at anytime you get one.

don't go for these sales gimmicks and don't let other agent pressure you or your buyer.

...this area is very ambiguous to many.....   the agent, however, is expalining the importance of time...and has the right to run his/her business the best way they can...serious agents will see that time is of the essence ... and amateur buyers will attemp to push the envelope....always best to call the agent and explain if you need more time etc.....keep rocking my friend....

I just had a review process that fell flat because of this review period...

Good question to the listing agent. All offers must be presented to the seller. Seller must initial all offers received.

SOL ,most likely

Maybe it just means that the seller is not available until 11am the next day, or that is when the agent plans to meet with the seller to discuss and review the offers. I don't read anything sinister into this. However, if any offers came in between the indicated hours, they should be presented and considered as well.

All offers must be presented to the seller absent written instructions from the seller to the contrary. 

Deadlines are often necessary to properly manage offers in a multiple offer environment. We would not want a seller to accept an offer and then have a better one come in.

An agent that doesn't want to work on the offers, net sheets, details of them after 5pm on Monday and doesn't want to have to scramble in the morning before the meeting with the seller. However in Idaho Any and all offers submitted must be presented to the sellers through closing regardless of the agents deadline. So anything between 5pm and 11am still need to be presented. -Kasey

I am so against that, i like to look at offers when they come in. I do not like to sit on them.

The listing agent needs time to go over the offers to present them to the seller, no?

Expecting multiple offers and if my clients were to right, darn well better get them in by 5.  My guess is they're going to review the offers and contact lenders prior to meeting with the sellers.

Any others coming in after 5 pm would be submitted to the seller. Sounds like seller will make a decision after 11 on Tuesday.

No idea.

The sellers can make their own rules.

I see this repeatedly by agents from a specific brokerage - it's not the sellers asking for this, I'd be willing to bet big money on that!

When we put in MLS, offers only accepted through a certain time, usually no offers come in after that.

The seller has the right to reject people who don't follow the rules.

Hmmm I agree by law all offers must be presented but it does make you wonder!

    Unless instructed in writing by the Seller otherwise, present those offers.   

Those offers have missed the deadline, obviously, but a seller might want to see them anyway. The risk here is that we are obliged by law to submit all offers to our clients.

This has been common in my market for a while. Not all agents necessarily handle things the same. I would encourage dialogue with the listing agent prior to the due date to see how they plan to do things. 

I like to put a deadline ahead of my meeting with my seller's to fully review all offers, call lenders and verify any ambiguities.  I have also been known to offer "encouragement" to buyer's agents when they are close, but they suggest they might do better.  

It's good to discuss your strategy with your client to ensure you represent them, they way they want.