Multiple Offer Comparison Spreadsheet For Realtors | Seller Net Sheet, Weighted Scorecard, Counter Offer Modeller, Escalation Clause Excel

Five offers on one property. The highest one is often not the best one — and the seller
cannot see that from the offer letters.

This workbook works out what each offer actually puts in the seller's pocket, ranks
them by net alongside rank by price, and tells you plainly when those two disagree.

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PLEASE READ FIRST

This is a personal working tool for an agent. It is not legal, tax, mortgage or
financial advice, it is not a settlement statement, and it does not tell anyone which
offer to accept.

Contract terms, disclosure duties, transaction taxes, escrow practice and what an agent
may present to a client differ by country, state and board, and they change. No contract
terms or legal consequences are built into this workbook. Follow the rules that apply to
you, have the actual contracts read by a qualified professional, and label anything you
hand a client according to your own regulator's requirements.

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WHAT MAKES IT DIFFERENT

▸ Rank by net beside rank by price
The two sit next to each other, and when they disagree the workbook says CHANGES in
amber. In the demo, a £305,000 offer nets £3,050 less than a £301,000 one — because
of concessions and repairs the seller agreed to. That row is the whole product.

▸ Concessions come out of the seller's pocket, and it shows
Anything the seller pays towards the buyer's costs reduces the net rather than the
headline. Most comparison sheets leave it in a footnote. This one puts it in the sum.

▸ A weighted scorecard you control
Eight factors — net, financing certainty, buyer position, conditions, speed, deposit,
flexibility and your own confidence. Score each out of ten, then set how much each
matters to this particular seller. A seller who has already bought elsewhere weights
speed far above price.

▸ Conditions counted, not just listed
Ten contingencies per offer, with a count of the ones that actually let a buyer walk
away. Appraisal gap cover and vacant possession are shaded the other way round,
because a Yes on those helps the seller.

▸ Model the counter before you make it
A counter is an offer. See what yours does to the net, with commission recalculating
at the new price, before you pick up the phone.

▸ An escalation clause calculator
Enter the increment and the ceiling, and see exactly where the clause lands against
the other offers on the table — and whether the ceiling binds.

▸ Seller costs entered once
They flow through to every offer, so only the things that genuinely differ by offer
sit on the offer.

▸ One page designed to be printed
Everything the seller needs, on a single landscape sheet with your name on it.

▸ Works in Excel 2007 and newer
No Microsoft 365 subscription needed. Google Sheets carries every formula across.

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THE 12 TABS

01 Dashboard — the offers, the money, the verdict, and what to check first
02 Setup — your details, your commission rate, the property and the seller's position
03 Offers — five offers side by side, with an expiry countdown on each
04 Contingencies — ten conditions per offer, and a count of the risky ones
05 Seller Costs — entered once, flowing through to every offer
06 Net To Seller — rank by net against rank by price, and the CHANGES flag
07 Scorecard — eight factors, weighted for this seller
08 Counter Offer — model a counter, plus an escalation clause calculator
09 Timeline — eleven milestones per offer, with the next date due
10 Follow Up — ten things to do the day an offer is accepted
11 Present To Seller — the only page designed to be handed over
12 Glossary — every term used, in plain words

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WHAT THE WORKBOOK CALCULATES

Commission at each offer price · Total costs of sale per offer · Net to seller per offer
· Each offer against the highest net · Whether each meets what the seller needs · How
far short · Net as a percentage of price · Rank by net · Rank by price · Whether the
ranking changes · Conditions attached · Days to completion · Days until each offer
expires · Weighted score and percentage · Rank overall · Counter offer net and the
difference · Where an escalation clause lands · Next milestone due

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WHAT YOU RECEIVE

- Listing & Offer Toolkit workbook (.xlsx) — blank and ready
- Demo workbook — four worked offers on one property
- Read Me First guide

Instant download. Nothing is posted.

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HOW TO USE IT

1. Open the DEMO first and look at the Net To Seller tab
2. Fill in Setup — your commission rate, the property, and what the seller needs to net
3. Enter the seller's costs once
4. Add each offer as it arrives — ten minutes each
5. Tick the conditions attached to each
6. Set the weights for this seller and score the offers
7. Model any counter before you make it
8. Print the Present To Seller page

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OPENS IN FIVE PROGRAMS

MICROSOFT EXCEL — 2007 and newer, Windows and Mac. No subscription needed.
GOOGLE SHEETS — free, works on any device.
APPLE NUMBERS · LIBREOFFICE CALC · WPS OFFICE — all open and edit it.

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ANY COUNTRY, ANY CURRENCY

No transaction tax rate, no contract term and no jurisdiction's rules are built in. Set
your currency symbol and your own cost lines and go. Undated, so it works for every
listing you take.

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WHO THIS IS FOR

Listing agents in a market where properties get more than one offer. Agents who have
ever watched a seller take the biggest number and regret it. New agents who want a
defensible way to present offers. Anyone who has been asked "so which one should we
take?" and wanted something better than an opinion.

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ALSO AVAILABLE

The CMA & Adjustment Grid prices the property before it goes on. This toolkit handles
what happens once the offers arrive.

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PLEASE NOTE

Digital download. No physical item is shipped. Files cannot be returned once
downloaded, so all sales are final — but if something will not open or does not look
right, message me and I will fix it.

For personal use by one agent. Please do not resell or redistribute.

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COPYRIGHT & TERMS OF USE

This product is designed and sold exclusively by The Mindful Design. It is not
available from any other shop, seller or website.

© The Mindful Design. All rights reserved.

WHAT YOU MAY DO
- Use these files for your own listings and clients, for as long as you like
- Use them on more than one of your own devices
- Print the client page for your own sellers, with your own name on it

WHAT YOU MAY NOT DO
- Resell, share, forward, gift or redistribute these files in any form
- Upload them anywhere others could download them
- Claim the design, layout or content as your own work
- Use them or any part of them to create a product you intend to sell
- Distribute them to a brokerage or team without written permission

All content, layout, wording, formulas and design are original work and remain the
property of The Mindful Design. Your purchase grants a licence to use the files, not
ownership of them. For brokerage, team or multi-user licensing, message me — the answer
is often yes.