Delaying presentation offers
The key to success is alerting buyers and agents well in advance about the precise time you will start accepting offers and the way you'll handle those offers when they come in.

• You notify buyers and agents that you are requiring a waiting period before considering offers in the "comments" section of the multiple listing write-up and on your property's listing statement. Your agent can note the time when you will allow offers. Just to be safe, also instruct your agent to tell everyone who calls about the property that you are delaying the presentation of offers.

• Ask your agent whether your area has a commonly accepted protocol for handling multiple offers.

Setting guidelines for an orderly presentation process
You or your agent should tell interested parties that the following guidelines are in effect to ensure that presentations are handled fairly for each and every prospective buyer:

• Offers will be presented in the order in which you or your agent was notified that offers were pending. As buyers or their agents announce that they have an offer to present, put their names on a list.

• Neither you nor your agent will accept offers before the designated formal presentation period.

• Tell prospective buyers in advance that you'll either accept or counter the best offer you receive. Getting multiple offers doesn't guarantee that any of the offers will be over full asking price. However, if you announce in advance that you won't counter every offer, smart buyers make the best offer they can right off the bat. They know you don't intend to give them a second chance if they submit a "let's leave room to negotiate" type of offer.