REAL ESTATE INSIGHTS: Offer night 101: The waiting game explained

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If you’ve been scanning real estate listings in Manitoba, you’ve likely seen this line: Offers to be presented on [insert date here]. It’s the modern-day version of “wait for it…” and it’s become an increasingly common tactic in today’s housing market.

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What’s the purpose of this “offer date,” and how does it affect both buyers and sellers?

In simple terms, offer night is a strategic move by the seller, designed to give the listing maximum exposure. Instead of accepting offers on a first-come, first-served basis, the seller waits until a specific date to review all submitted offers at once.

This method levels the playing field for buyers, gives more people a chance to view the property, and — let’s be honest — aims to drum up enough interest to encourage multiple bids. The more attention a listing gets, the greater the chance of competition, and that’s a clear win for the seller.

Now, it’s not just a loose guideline. In Manitoba, when a seller sets an offer date, they’re required to sign a legal document called a Direction of Showings. This form outlines how the listing will be managed and clearly states that no offers will be reviewed or accepted prior to the noted offer date. This eliminates any backdoor bidding or early attempts to jump the queue and ensures that all buyers have the same opportunity to prepare their best offer.

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For buyers, this might seem like a stressful waiting game, but it actually comes with several key advantages — if you use the time wisely. The period between the listing going live and the offer date is a golden window for due diligence. This includes scheduling second (or even third) showings, taking a trusted friend or family member through for a second opinion, or just spending more time in the space to confirm that it’s the right fit for your needs.

It’s also the ideal time to line up your mortgage pre-approval. With competitive offer nights, many buyers choose to submit offers with minimal or no financing conditions, and being pre-approved puts you in a much stronger position. If you’re not already working with a mortgage advisor, this is where your realtor can be an invaluable resource. A well-connected agent can introduce you to trusted mortgage professionals who can act quickly and help you get your financing in order before the deadline.

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Don’t forget about inspections. While you can’t submit your offer early, you can absolutely schedule a pre-offer home inspection during the showing period. This gives you the insight you need to submit a more confident offer — possibly even without a home inspection condition — making your bid more attractive to the seller. Again, your realtor likely has a shortlist of reputable home inspectors they trust and can help coordinate the logistics so everything runs smoothly.

There’s also a timing advantage in getting in to see the home as early as possible. The earlier you view it, the more time you have to revisit the property, ask thoughtful questions, investigate the neighbourhood, or simply sleep on it (figuratively, of course). Waiting until the final day to view can put unnecessary pressure on your decision-making, and in fast-moving markets, time is a luxury.

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While offer night can feel like a high-pressure event, with proper planning, it becomes a structured, transparent process that works in everyone’s favour. Sellers benefit from increased exposure and competition. Buyers, meanwhile, get time to conduct research, ask questions, inspect the property, and put together a strong, informed offer.

Having the right guidance during this process is key. Your realtor is not just there to unlock the door and write up paperwork — they’re your strategist, your sounding board, and your connection to the professionals who will help you make the best decision possible. From financing to inspections and everything in between, a knowledgeable realtor can provide the resources, insight, and calm direction that makes offer night feel a whole lot less intimidating.

This article is not intended to solicit those already working with a realtor. Always consult your lawyer for legal advice, especially when considering waiving conditions or making firm offers.

— Tracy Mainland Kramble is a realtor with RE/MAX Associates and a trusted resource for buyers and sellers in the Winnipeg Metropolitan Region. She is a guest writer for the Winnipeg Sun. Visit beyondthefrontdoor.ca for more information.

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