When three, four, or five contracts land on the same house, the highest price is almost never the whole story. This is the worksheet I actually use with my sellers to put every offer side by side — price, terms, deadlines, and the number that matters most, what you walk away with. It is free, there is no form, and you can have it open in the next thirty seconds.
The Multiple Offer Spreadsheet
The Real Estate Multiple Offer Worksheet is built for the seller who is comparing multiple offers. You can note the important details of up to five offers and compare them side by side. Along with self-adding columns, you have space for contract details ranging from financial terms to important dates and deadlines.
It carries the Maryland line items that actually change your bottom line — state transfer and recordation splits, county transfer, listing and buyer agent commission rates, well chlorination and retest, release of lien and recording fees, settlement and title fees, HOA, condo, or civic association fees, home warranty, and closing help to the buyer — and it totals your net before mortgage payoff for all five contracts at once.
The Details tab is where a multiple offer is really won or lost. It holds earnest money and additional deposit, escalation clause terms including max offer and increments, type of financing and loan amount, lender, title company, offer expiration, settlement date, the financing, appraisal, home inspection, and home sale contingency days, objections and objection period, termite, option fee and option period, and seller temporary rent-back terms — days, price, and deposit — plus space for additional requests, inclusions, and your own notes on each contract.
It is intended to be filled out in the latest version of Excel, and it opens cleanly in Numbers and Google Sheets. If you need to change the formulas or add a line, watch the video.
Free. No form, no email required. Excel (.xlsx) — works in Numbers and Google Sheets.
How to Change the Spreadsheet
Every brokerage and every state has its own fee lines. This walkthrough shows you how to unlock the self-adding columns, change the formulas, and rename or add line items so the sheet matches your market instead of mine.
Agents: use it in your listing presentation and in the offer review meeting. Sellers: fill it in with your agent so the decision is on paper in front of you instead of being argued from memory.
Who built this worksheet
I am Dawn Riley, an Associate Broker and REALTOR® working out of Huntingtown, Maryland, and I have been licensed since 2000. I made this sheet because I got tired of watching sellers — and honestly, agents — pick the offer with the biggest number on page one and then lose thousands of dollars on the back end to closing help, a soft lender, or a contingency that was never going to survive.
Career totals as of 2026: 1,338 homes sold, $532,653,786 in closed sales volume, 25+ years of experience, licensed since 2000.
On the negotiation side, I hold the Master Certified Negotiation Expert (MCNE) designation — there are fewer than 40 of us in the State of Maryland — along with roughly half a dozen negotiation designations and advanced negotiation training from Yale, Northwestern, UVA, Columbia, and UC Davis. I am also a Pricing Strategy Advisor (PSA), a Seller Representative Specialist (SRS), a Graduate of the REALTOR® Institute (GRI), an Accredited Buyer's Representative (ABR), and a Military Relocation Professional (MRP).
Why I don't default to "win-win."
Win-win is the easiest way to get to yes, and it quietly gives away leverage my client was entitled to. I start with what my client actually needs — the money, the date, the certainty, in whatever order they rank them — and then negotiate to protect that first. In a multiple offer, that is the entire ballgame. My listings average a sold-to-list price of over 101%, which means my sellers routinely net more than they asked for.
How I run a multiple offer situation for a Maryland seller
The spreadsheet is the scoreboard. The strategy is what fills it in. Here is what I am doing while the offers are coming in.
1. Set the stage before offers arrive
Pricing, exposure, and timing create the competition in the first place. I set an offer deadline where the market supports one, I take every call from the buyer agents personally, and I find out what each buyer actually wants — which is how I know which terms are cheap for them to give and expensive for you to lose.
2. Compare net, not price
Every offer goes on the worksheet. Closing help, home warranty, termite, well chlorination, transfer and recordation splits, and settlement fees all come out before you see a dollar. The highest offer and the highest net are different contracts more often than people expect.
3. Stress-test the terms
Cash versus conventional, VA, FHA, or USDA. Loan amount and down payment. Is the lender local and reachable on a Saturday. Financing, appraisal, and home sale contingency days. Deposit size and whether it goes hard. A high price on a fragile contract is a delay, not a sale.
The lines I read first, in this order
- Net before payoff — what the worksheet totals for you, not the headline price.
- Financing type and lender — a strong pre-approval from a lender I can actually reach beats a stronger number from one I cannot.
- Appraisal exposure — in a bidding war the appraisal is the pinch point. Is there an appraisal gap commitment, and is it real money or a sentence?
- Escalation clauses — useful, and they have to be read carefully. Cap, increment, and what proof the buyer requires before it triggers.
- Deposit — size and timing tell you how serious a buyer is more honestly than the offer price does.
- Inspections — full inspection with repair requests, information-only, or waived, plus Maryland's well, septic, and termite realities for our rural and waterfront properties.
- Home sale contingency — whether their house is under contract, listed, or still an idea.
- Dates — settlement date, offer expiration, and whether the buyer will give you the rent-back or the extra two weeks you need.
Then we counter. In a multiple offer I am rarely just picking a winner — I am going back to two or three buyers to sharpen the terms that matter to you, and doing it without losing anyone. That is what the MCNE training is for, and it is where the money is.
Working with me in Maryland
I live and work in Southern Maryland and my office is in Huntingtown. I represent buyers and sellers across Calvert, St. Mary's, Charles, and Anne Arundel counties, and I do a lot of business with military families moving in and out of Naval Air Station Patuxent River, Naval Support Facility Indian Head, and Joint Base Andrews.
Waterfront, new construction, land and acreage, luxury, military relocation, and investment property are all regular work here, not occasional. If you are listing a home and you want it to be the one with five offers on it, start here — or just call or text me at 410-414-2438.
“Just a quick note to say thanks on the successful conclusion on the sale of our home in Lusby. This was a tough time to sell a home, a buyer's market, however in the end you managed to turn this sale into a seller's market with competing contracts. Your marketing techniques were skillfully executed and were the key reason why potential buyers came to look at the home.”
Refer a client to me in Maryland, Virginia, or DC
I take agent referrals every week. A lot of them are military families PCSing in and out of Pax River, Indian Head, and Andrews, and a lot of them are people leaving Southern Maryland for somewhere else — which is why this goes both directions. Refer a buyer or seller moving into Maryland, Virginia, or DC, and I will send referrals back to you through the same network.
No form to fill out. Send me the name and the basics and a written referral agreement goes out the same day, before I ever contact your client.
Dawn Riley, Associate Broker — The Riley Team at Deep Roots Real Estate
Call or text: 410-414-2438
Email: dawn@dawnriley.net
Or use the contact page.
Frequently Asked Questions
A multiple offer worksheet is a side-by-side comparison sheet a seller uses when more than one contract comes in at once. It lines up each offer's price, financing, deposit, contingencies, dates, and closing costs so the seller can compare net proceeds instead of just headline price. This one holds five offers and adds the numbers for you.
Yes. It is free, with no form to fill out and no email required. Download it, open it in Excel, Numbers, or Google Sheets, and edit it however you need. The how-to video on this page walks you through changing the built-in formulas.
Because price is only one line of the contract. Closing help, home warranty, well chlorination, termite, transfer and recordation taxes, and the length of the financing, appraisal, and home sale contingencies all move the number you actually walk away with. The highest offer and the highest net are frequently two different contracts — which is exactly what this worksheet is built to show you.
Dawn is a Master Certified Negotiation Expert (MCNE), one of fewer than 40 in Maryland, and holds roughly half a dozen negotiation designations including advanced negotiation training from Yale, Northwestern, UVA, Columbia, and UC Davis. She is also a Pricing Strategy Advisor (PSA) and a Seller Representative Specialist (SRS). More on her negotiation approach.
As of 2026, Dawn has closed 1,338 home sales totaling more than $532,653,786 in career volume, with 25+ years of experience and licensed since 2000. Her listings average a sold-to-list price of over 101%, and she ranks in the top 1% of Realtors nationwide.
Yes, and she sends them back. Dawn works Calvert, St. Mary's, Charles, and Anne Arundel counties and covers Maryland, Virginia, and DC through her network, with heavy military relocation volume around Pax River, Indian Head, and Andrews. Email dawn@dawnriley.net or call or text 410-414-2438 and a written referral agreement goes out the same day.
Selling a home in Southern Maryland?
If you want your listing to be the one getting multiple offers — and you want someone in your corner who has negotiated 1,338 of them — let's talk. No pressure, just a plan and a real number for your home.
Dawn Riley
Associate Broker, REALTOR®, Master Certified Negotiation Expert
The Riley Team at Deep Roots Real Estate · 2425 Solomons Island Rd, Huntingtown, MD 20639
Call or Text: 410-414-2438
dawn@dawnriley.net
Contact Dawn · Selling your home · Buying a home