Introduction

One of the biggest questions homeowners face when selling property in Japan is: Should I accept the first offer I get, or hold out for something better?

While it can be tempting to jump on early interest—especially if your home has been sitting on the market—a thoughtful approach can help you make the most of your sale. This guide explores when to say yes, when to wait, and how to evaluate your first offer like a pro.

‍

‍

1. Is the First Offer Always the Best Offer?

Not always—but it can be. In many cases, especially in slower markets or with niche properties like akiya (vacant homes), the first offer might be your only serious offer for a while.

Buyers who make the first move are often motivated, ready, and financially prepared. Waiting too long could result in a withdrawn offer or a cooler market.

✅ First Offers Tend to Be Strong When:

• The home is in a desirable location (urban or near transport)
• It’s priced competitively from the start
• The buyer is paying in cash or already pre-approved for a loan
• It’s an akiya that has been well-marketed to a niche audience

2. How to Evaluate Your First Offer

Before accepting—or rejecting—the first offer, ask yourself:

📋 Is the offer close to your asking price?

If it’s within 5–10% of your list price, that’s a strong sign.

💰 Is the buyer offering cash or mortgage financing?

Cash buyers mean faster, simpler closings with fewer risks.

📅 Has your home been on the market long?

If it’s been several months with little activity, the first offer might be your best shot.

🧱 Is the offer fair considering condition and location?

For older homes or akiya, even modest offers might reflect true market value.

3. Pros of Accepting the First Offer

✔ Fast sale = less stress✔ Lower carrying costs (taxes, utilities, maintenance) while waiting✔ Avoids the risk of the market cooling✔ Signals to other buyers that the property is in demand

Ideal if:

• You're relocating, downsizing, or need the funds quickly
• Your home is difficult to market or in a rural area
• The offer meets your goals and feels fair

4. When It’s Worth Holding Out

Sometimes patience pays off. You may want to wait if:

❌ The offer is far below market value

✔ Especially if your home is in a high-demand area or newly listed

❌ The buyer has weak financing

✔ If they haven’t been pre-approved, it could delay or derail the deal

❌ You’re receiving a lot of interest or showing requests

✔ You may be in a strong position to wait for a better offer

✔ If you counter the first offer and the buyer walks, you might still get something better—but it’s always a risk.

5. How to Respond to a First Offer

1. Review it with your agent or advisor

They can compare it with market data, recent sales, and your original goals.

2. Consider a counteroffer

If the offer is low, but the buyer seems serious, propose a middle ground.

3. Ask for buyer credentials

Ensure they’re ready to move forward financially.

Example response:

“Thank you for your offer. We appreciate your interest and are considering it carefully. Would you be open to negotiating on price or closing timeline?”

6. Tips to Maximize Your Outcome

✔ Set your walk-away price in advance
✔ Market your home broadly to generate early competition
✔ Stage and prepare the home so it shows well from day one
✔ List on platforms like Old Houses Japan to reach both domestic and international buyers

Final Thoughts: Trust the Timing—But Be Strategic

Getting an offer—especially the first one—is exciting, but don’t rush.

✔ If the offer is strong and fits your goals, accepting can lead to a smooth sale.
✔ If you’re unsure, ask questions, consider countering, and seek advice.
✔ Ultimately, trust your instincts—but make sure they’re informed by market facts.

At Old Houses Japan, we help sellers evaluate offers, connect with motivated buyers, and sell with confidence—whether it’s the first offer or the fifth. Need help reviewing an offer? Book a call with us today.