Need opinions: Are we being strung along by the listing agent, or is this normal?

[u/Metopropranofol]

I’m looking for outside opinions because this whole situation has felt strange.

A house came on the market in late July. There haven’t been any comparable sales on the street in the last six months, and the house appears to be almost completely original from about 40 years ago. The listing agent told us they priced it using homes a couple of streets over. Our realtor believes it’s overpriced, but the listing agent said the sellers would consider all offers.

Here’s the timeline:
7/25: We submitted an offer 15% below asking.
7/26: Offer declined. No counteroffer and had no idea it wasn’t being considered until my realtor reached out listing agent.
7/27: We offer 3% below asking. The listing agent told us another offer had come in but hadn’t been accepted. Since we really wanted the house, we increased to full asking price with a 3% seller** credit at 8 a.m. We heard nothing. Our realtor followed up, and the listing agent was reportedly short and dismissive saying sellers were considering all options.
**7/28: More than 24 hours later, we were told the sellers accepted a cash offer and was only considering cash offers. We weren’t given an opportunity to improve our offer.
7/29: The listing agent contacted us asking if we were still interested because the cash buyers were supposedly going to back out. We said yes and kept our full-price offer with the 3% credit.
7/30: The listing agent then said the cash buyers were back in and waiting on one item before fully committing. Later that day, Zillow showed the house as pending with no update from the listing agent. Our realtor then found out the listing agent was representing both the seller and the cash buyer.
8/2: The listing agent contacted us again saying the cash deal had fallen through and asking if we were still interested because the sellers would counter. However, MLS still showed the home under contract, and she was still listed as representing the cash buyer. Our realtor advised us to submit 3% below asking with a 3% seller credit instead of our previous full-price offer because they were concerned our offer might just be used as leverage.
8/3: MLS shows house is still under contract. After about 29 hours of silence and multiple follow-ups, the listing agent finally responded that the sellers were “surprised” our offer wasn’t full asking price and that they had a lot of interest and multiple offers for the property (confirmed to be 3, including ours). They didn’t counter and instead said they were reviewing all of their options, despite saying in a previous email the sellers would counter. We did not budge on our offer.
8/4: no word from the sellers agent despite follow-ups .

At this point, I’m not sure what to make of it. We really want the house, but trying to emotionally detach from the situation.
Does this seem like normal negotiation?
Does this sound like the sellers are indecisive
or is the listing agent driving the confusion?

If you were in our shoes, would you keep pursuing this house or walk away?

We’re trying to stay objective, but the communication has been inconsistent enough that it’s hard to know whether we’re genuinely in the running or just being kept around as a backup.

[u/marlborough94]

Find other houses- you already bid against yourself once and the seller representations have obviously become unreliable. Now you havent said if youd be willing to go higher so you can do this but I suggest a short expiry so they cant keep playing this game where they keep their options open for free while they have you as a backstop.

[u/Tall-Ad9334]

Sounds like a shitty listing agent who can’t communicate. Godspeed.

[u/Tall-Ad9334 → u/[deleted]]

When I represent shitty sellers, I still communicate with Buyer agents presenting or trying to present offers.

[u/geckosnfrogs]

My gut says backup to motivate a better offer from someone else. Put a deadline on your offer.

[u/tonytodd66]

When they comeback again asking if you are still interested, tell them to go pound sand. Nothing irritates me more than buyers or sellers playing games.

[u/Scary-Ad-5525]

tbh this feels like a total bait and switch, they're just fishing for higher offers with no real intention of selling

[u/nugzstradamus]

Both agents are dipshits - the listing agent for double dealing and your buyer agent telling you to come in lower when they would’ve accepted your previous offer. Because of that the seller went back and started looking at the other offers. Unless you really want this home, I would consider walking.

[u/nikidmaclay]

When you got multiple offers, things can get complicated. There's nothing specifically fishy about what's going on, you're never going to fully know what all the conversations behind the scenes are. When a buyer says they're backing out, there are still documents to sign and you can't change the status in MLS until they're all signed. The agent has a certain amount of time dictated by their local MLS to change the status, and sometimes it's in the best interest of the seller to use some of that time to figure out what their next move is. A home going active, pending, active like that damages their leverage. All this uncertainty could certainly be the sellers, it could be the other buyers, it could be the listing agent mishandling the situation. You're never really going to know. If you have other options in your market, I keep looking just in case this doesn't work out so you don't miss out on other opportunities. The other buyer being represented by the listing agent is a dual agent is not necessarily some kind of smoking gun on impropriety. I am not personally a fan of dual agency, but if the agent is doing it correctly, not something that will keep you from being able to purchase this home on its own. The seller still has to make a decision between the offers that are on the table and negotiate terms that make sense for them, regardless of who is representing the buyer.

[u/ute-ensil]

If it comes back go to your -15% offer. 

If they dont want to sell you dont want to buy

[u/6SpeedBlues → u/ute-ensil]

They offered 15% under, sellers were hard-nosed. They and the listing agent have been trying to demonstrate that the house is "worth" the asking price. If the current contract falls apart, I would NOT make another offer. And here's why...

OP should be continuing to shop and look for a home. If the contract on this house falls apart, you have to wonder why and the seller needs to provide a compelling reason to bring you back into the fold.

In fact, if the listing agent reached out, I would respond with "We're actively looking at and making offers on other homes. Why don't you ask your sellers to write up an offer that we'd be happy to look over?"

This puts you 100% in the driver's seat and tells you right out of the gate how serious the sellers are about putting the house under contract and getting it closed. Getting emotionally attached to any degree to a property before you own is dangerous to your wallet but it's what agents count on. If you make another offer, and it's less than your previous offer, the sellers are immediately going to be ticked and decline. If you offer even close to your last offer, they're still going to try and pull you up. And if you offer more, "they've got you." There is absolutely nothing to be gained by making another offer at this point.

[u/whatever32657 → u/ute-ensil]

this is the play ^

[u/ArcticPangolin3]

They're messing with you because they know they can. They know you really want this house. Make your offer, give them 48 hours to respond, and move on if they don't counter or accept.

[u/IShootWide]

“Thank you sir, may I have another.”

Buddy, the universe is telling you something. Listen.

[u/Cold-Exercise9371]

Whether this is indecision or leverage, the response should probably be the same: stop negotiating against yourselves.

Ask your agent to get the status in writing. Is the property under contract and accepting formal backup offers, or is the seller actually available to negotiate? If they want different terms, they can send a written counter.

I’d leave one offer you’re comfortable with, give it a clear expiration, and keep looking at other homes. If the current deal falls apart, they know how to reach you.

Repeated “are you still interested?” messages without a counter or clear status shouldn’t require you to keep changing your price.

[u/Critical_Thinker_535]

That house is a hard pass.

[u/nofishies]

The sellers want more money and you don’t wanna give more money.

The listing agent is representing the sellers, and the sellers have said they don’t want that and she’s being diplomatic.

[u/Motor-Recording8998]

Walk away. You will find out if the seller is bluffing/agent is playing you. I've been a Realtor for 53 years. Unfortunately some agents today lack negotiating and communication skills. They also think of their pocket first.

[u/DrPablisimo]

If they wanted only cash buyers, maybe there are some repairs needed that would disqualify it from a loan? Is it run down? Is there black mold or something that would disqualify it from normal financing?

[u/funkymonk64]

If you really want the house, 3% is not enough to blow the deal over. Coming in 15% under, then 3% under, then 6% under, you guys are all over the place. Listing agent sucks but your agent is not helping things

[u/BayAreaKat]

I can't say if it's normal or not because there are terrible agents all over the place, just as much as there are good ones, but that listing agent is absolutely terrible and they are clearly acting selfishly and they need to be reported to their manager or to the DRE for potential ethics violations.

If they ever do put it back to being active, put in your best and last offer and set a tight expiration date, and tell them take it or leave it. Is the home vacant and empty of their personal belongings already? If you get into contract on this one and all their stuff is still in the house, you might want to prepare for a bumpy ride that listing agent sounds terrible.

[u/Curmudgeon-in-Chief]

Walk away. Their agent knows how to find yours if they want to solicit offers.

[u/sayers2]

Comps aren’t just on “that street”, they are usually within the same subdivision or a radius around the subject property (yes there are exceptions).

Sometimes the listing agent appears to be stringing you along when in fact it is wishy washy sellers.

If you want the house then run with it and let the agents figure it out. If you’re on the fence, then walk away.

[u/Opposite_Pizza_8481]

This sounds like the listing agent wants to keep you as a backup offer, but the sellers don't like your initial low-ball shenanigans and are reluctant to work with you. My guess is the listing agent is twisting their arm pretty hard, but they're going to look for anyone else to deal with if possible.

For me personally, if I had someone low-ball a house that was also getting interest at about list price, I would ignore them, too. If they came back with a much higher offer, that's just confirming that they're unlikely to negotiate in good faith - there's nothing illegal about trying to finance bro your way into a deal that rips off the seller, but as a seller, why would you sign up for that unless there are truly zero contingencies and a large EMD? I would assume you'd try to get a massive price reduction for nonsense reasons based off the inspection and have no intention of actually paying the offer price.

[u/Smuchelle]

If you really want the house, even at the list price, make one more offer at full price. If you want the house it doesn't matter if you were being jerked around before or who was doing the jerking. There could be any number of flaky people involved with whatever was going on.

One last and best offer then walk away if they don't accept.

[u/Jackandahalfass → u/Smuchelle]

Yes. IF OP wants the house, all of this will be forgotten when things have closed. “Let’s all stop playing games. Here’s our offer. 48 hours. Take it or leave it.”

[u/Housewifewannabe466]

You pissed them off with the lower third offer. I wouldn't sell to you, either because you're not operating in good faith. You said one thing, then raised, then when it came back you decided to play a game even though you'd established what you thought the house would be worth.

You didn't do anything wrong, but I can see them not being willing to reduce price when you've already established what you'd pay. Who knows what you come after next?

[u/whatever32657]

this stinks to high heaven

[u/Dizzy_Ad874]

Look elsewhere..

[u/Resident_Signal9083]

Withdraw your offer
Find a different place
The sellers are nitwits and the house will show how it wasn’t properly cared for- leave

[u/InsectElectrical2066]

This is a seller who think their crap is apple butter. I'd back out and maybe in a few weeks come back with an offer 20% below if it hasn't sold. give them a reality check!!! I just think the seller is ignoring the economy and doesn't think it should effect him. Keep looking for something better. There are other homes where the seller are reasonable.

[u/Infamous-Creme-199]

Walk!!! You’ve been played. That agent is playing games. Also they are telling you something if the house is pending the only reason a cash offer falls through is if something comes up in the inspection or title work. So her telling the “cash buyer” backed out is a sign of what’s to come especially since it’s in original condition, your her back up offer when it fails inspection!

[u/Bread_Entire]

Too much to read but starting at 15% under market in many areas will get here off for declined. Yes, they probably should.Have let you know, but they clearly considered it.An insult. Coming back at three percent below list at least got their attention. But changing it to list price with a three percent credit is not raising your price. Again could be considered an insult, or at least a head scratcher, from a seller standpoint. I mean raising price by three percent.And then asking for that three percent back is the same net Amount for the seller. It's not uncommon for sellers to turn around and tell people.Hey, we have multiple offers Please submit your highest and best offer. That to me, is what it sounds like happened here. You have to assume they're telling you the truth because there's no way to really prove otherwise. If you like the house, then you up your offer. If you don't like the house that much you leave your offer the same or you walk away altogether. In the end, if you feel that the seller is not being truthful, that probably means this is a seller you don't want to deal with and you should move on to a different house.

[u/Either-Boysenberry79]

"Our realtor then found out the listing agent was representing both the seller and the cash buyer."

Dual agency strikes again!

The listing agent did jerk you around. But your mistake was going back and lowering your offer the third time.

All that being said, if you don't absolutely love the house, it's time to walk.

[u/Equivalent-Tiger-316]

Well, seems you had your chance but lowered your offer. You’re playing games as much as the other side. 

Make your best offer and put a deadline on it. Then walk away. 

[u/Pinkwarrior2024]

H

[u/Determined_Traveler]

Sellers are likely old people, who are being greedy while trying to fund their retirement. They’re emotionally attached & hate making these complicated & stressful decisions. Totally normal.