Doorlark
Short answer: when a listing gets multiple offers, send the same email to every buyer agent who has submitted or is writing an offer. Give one deadline with a time zone, say what the seller cares about, and don't share the other offers' terms unless the seller has told you to in writing. Below are 5 templates for the listing side and 2 for buyer agents.
The rules first
- Get the seller's instructions in writing. Ask whether they want to call for highest and best, and whether you may disclose the number of offers. NAR Standard of Practice 1-15 lets you disclose that offers exist only with the seller's approval.
- Treat every buyer agent the same. Send the same email at the same time. If your own brokerage has a competing offer, say so if asked. Standard of Practice 1-15 covers that too.
- Present every offer. Standard of Practice 1-6 says to submit offers and counter-offers objectively and as quickly as possible.
- Keep it about the terms. Don't pass along anything about who the buyers are. Many brokerages tell agents not to forward buyer letters at all, because personal details can raise fair housing problems.
Listing agent templates
Subject: [Address]: multiple offers, highest and best due [Day] [time] [time zone] Hi [Agent first name], Thanks for your buyer's offer on [address]. We've received multiple offers, and the seller has asked for highest and best by [Day, date] at [time] [time zone]. What matters most to the seller: [closing date / rent-back of X days / limited repair requests]. They'll review all offers [Day] evening and respond by [time]. Please send any updated offer as a complete package with proof of funds or pre-approval. If you're keeping your offer as is, a quick reply saying so is enough. [Your name] [Brokerage] · [phone]
Subject: [Address]: offer received Hi [Agent first name], Got your buyer's offer on [address]. Thank you. I'll present it to the seller today. If we set an offer deadline, you'll hear from me the same time as every other agent. [Your name]
Subject: [Address]: highest and best due today at [time] [time zone] Hi [Agent first name], Reminder that highest and best for [address] is due today at [time] [time zone]. Reply here with the updated offer or to confirm you're standing on your current one. [Your name]
Subject: [Address]: seller accepted another offer Hi [Agent first name], Thank you and your buyers for the offer on [address]. The seller has accepted another offer. If your buyers would like to be in backup position, send a backup addendum and I'll present it. [Your name]
Subject: [Address]: backup offer accepted Hi [Agent first name], The seller has accepted your buyers' offer in backup position. I'll let you know right away if the primary contract terminates. Until then, your buyers' timelines don't start. [Your name]
Once a contract is accepted, Standard of Practice 3-6 says to disclose accepted offers, including ones with unresolved contingencies, to any broker who asks about cooperating. Mark the listing status in the MLS according to your MLS's rules.
Buyer agent templates
Subject: [Address]: offer coming from [Your name] Hi [Agent first name], I'm writing an offer on [address] today. Is there a deadline, and is there anything the seller cares about most, like a closing date or a rent-back? I'd like to write something that fits. [Your name] · [phone]
Subject: [Address]: highest and best from [Buyer last name] Hi [Agent first name], Attached is our buyers' highest and best for [address]: [price], [loan type] with [down payment]% down, closing [date], [inspection terms]. Pre-approval and proof of funds are attached. [One line on terms that match the seller's priority, e.g. "They can close on your seller's date or offer a 10-day rent-back at no cost."] I'm available until the deadline if you have any questions. [Your name] · [phone]
Run your own numbers: the agent net income calculator shows take-home per deal and per year after split, cap, fees, costs and a tax set-aside.
General information, not legal advice. Your state's law and your brokerage's policies may add requirements on offer handling and disclosure.
Sources
Checked Oct 29, 2026.
FAQ
What does highest and best mean in real estate?
It's a request from the listing agent that every buyer submit their strongest offer by a deadline, usually because the seller has received multiple offers. There's often no further round of counters.
Can a listing agent tell me how many offers they have?
Only with the seller's approval. NAR Standard of Practice 1-15 says listing agents disclose the existence of offers with the seller's approval and, when disclosure is authorized, whether the offers came from the listing firm or a cooperating broker, if asked.
Should I send a buyer love letter with a highest and best offer?
Many brokerages advise against it, because personal details about the buyer can raise fair housing problems. Put the strength of the offer in the terms instead: price, financing, closing date and contingencies.
How long should a highest and best deadline be?
Long enough for every agent to talk to their buyers and lender, often 24 to 48 hours. Give a specific day, time and time zone, and send it to everyone at once.