Price negotiation single-family house

Do we have a chance there?

I advise against market-style haggling; that currently gets you nowhere with in-demand properties like the ones you describe. It will only work with sympathy and openness. Say that you
- have already been to the bank
- they would also agree
- however, they rate the property price as 20 percent above market value and
- ask if you can meet somewhere in the middle (= 10 percent below their offer).

I wouldn't wait for a direct answer but would immediately suggest 1-2 days to think it over to reduce the tension. He wouldn't be the first seller to warm up to the idea afterward that the house is going to good hands, he saves himself the viewing marathon, and therefore lets it slide.

Of course, it's completely open. It could just as well be that he is the kind who has already fixed the price in his mind and wants to squeeze every euro out. Then the only option is to leave your offer with him and stay as positively memorable as possible.

Emotions out, take a deep breath and make an offer.

Either he goes along or leaves it. Eventually he will have to advertise as well.

Sink or swim

Experience from last year in the circle of acquaintances: An older house was listed for 300,000, which is currently a realistic price considering the condition, etc. Dozens of calls on the very first day and viewings the day after. The first one tried to negotiate. The second said he would take it at the price. The next day someone calls, comes to view on short notice. When he hears that someone agreed to the asking price the day before, he says, "OK, I'll pay you 330,000, if desired I can bring the money in cash tomorrow." Well, what else is there to say?

We got our house (with barns and stables) 15,000 euros cheaper because we took over the clearance. But I also saw what happened to the real estate market in our little town last year – today we would surely have to pay 30,000 more for our house.

Experience from last year in the circle of acquaintances: An older house was listed for 300,000, which is a currently realistic price given the condition, etc. Dozens of calls on the very first day and viewings the day after. The first tried to negotiate. The second said he would take it at the price. The next day someone calls, comes to view on short notice. When he hears that someone agreed to the asking price the day before, he says, "OK, I'll pay you 330,000, if you want I can bring the money in cash tomorrow." Well, what more is there to say?

Exactly, there is enough money! Especially wealthy people don't know what to do with it. Better to buy concrete money than to pay 0.3% bank custody fees.

Well, what more can you say?

Well, a lot is said to get the contract and to initially beat the competition. I doubt that anyone has 330k in cash lying around at home. You first have to hide that many bills. And withdrawing this amount from the bank isn’t just something you can do casually. The more overpriced the house is, the greater the likelihood that the prospective buyer will still back out from the seller, despite seeming like a golden goose. In that case, the seller has to ask themselves whether the financial promises are credible or if it’s better to play it safe with the honest, likable & reliable couple from yesterday.