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Relocation Power Tour. See 24 Homes, Make 3 Offers

When I tell buyers that I really want them to see 24 homes before they make an offer, they sometimes act like that would take weeks to accomplish.  It well might be if you're used to seeing only 2 or 3 homes in an outing. 

I work with many relocation buyers where time is very limited.  After doing this for many years, I have found that it is very possible to see 24 home over a weekend.  It just takes some planning and making sure you work the plan.

I call my system the 12-12-3 plan.

Quite simply, I want you to see 12 homes in three hours on day one. Then see another 12 homes in three hours on day 2. Then make 3 offers on your top three at the same time and let the sellers compete for your business.

It's Feasible.  It allows you to be Decisive. It brings Clarity to your decision.

Here's how it usually plays out.

You might start with a pool of maybe 50 possible homes.  But through satellite views and pictures you can narrow it down to 24 homes.  Send me your list and we'll set up two efficient home tours where we'll see 12 homes in three hours on day one and then see the other 12 homes in three hours on day 2.  At ten minutes per home and a 5 minute travel time between homes, you can easily see 4 homes per hour which translates into 12 homes in 3 hours.  Some homes will be eliminated in just 2 minutes, some will require 15 minutes.  During our transit from one home to the next we'll talk through the pros and cons and rank it compared to the others we have seen.

If needed, we'll go back to see your top three at the end of day two.

Don't kid yourself.  Pictures help a lot but they don't provide some important details that might be key to your decision.  You have to go see the homes in person. 

  • Pictures don't tell you how moldy the basement smells.
  • Pictures don't tell you how much privacy you have on the deck
  • Pictures don't tell you how dark and dreary it might be in the middle of the day
  • Pictures don't tell you the size of the garage
  • Pictures don't tell you the details of the floor plan
  • Pictures don't tell you the size of the rooms

When in doubt, let's just put it on the list and let's go see it.  If it's not "The One", we'll just turn right around and move on to the next.  It's not a big deal.

Also, don't rely on the tax records for accurate square feet numbers.  I've seen many times where the size is way off.

I suggest you make three offers at the same time for a few reasons.

  • You don't want your #2 and #3 choices to be gone if your #1 choice doesn't work out.
  • It might make the sellers more motivated to get to their bottom line quicker
  • It positions you as someone who knows the market and has other options
  • It's an easy way to find out who's most negotiable in the shortest amount of time

The quickest and most direct way to find out who is most negotiable is to put an offer in front of them and see how they counter.  Then, the best way to see if that is really their bottom line is to be ready to walk away.  Having three legitimate possibilities puts you in the driver's seat.

Maybe the first home that we see will actually  be "The One".  But do you want to be second guessing yourself forever?  There's really no harm in playing it out and seeing the other 23 homes.  If nothing else, you'll feel more confident that you are making the right choice.  You'll be more educated on the market.  We're only talking about spending 6 hours looking at homes. 

Some agents will say that I'm crazy.  They'll say that they are trained professionals who can listen to your needs and therefore can show you just a few homes that are right for you.  I've worked with hundreds of buyers and I just don't see it happening that quickly.  What I see when buyers see just three or four homes before deciding is fear and doubt.  I also talk with buyers who are moving up to their second home who say that they wish they would have seen more homes in order to get what they really wanted.  Instead, they were rushed and made a poor buying decision.

Maybe even after seeing 24 homes we still won't find "The One".  No problem.  We'll set up a listing alert for new listings coming on the market.  You'll already have done your homework and probably will realize a good deal when you see it.  Sometimes the screaming deals require you to offer full price, or more.  If a home worth $200,000 comes on the market for $150,000, getting it for $155,000 would still be a really good deal.  But would you be prepared to do that if that was the only home you saw?  I don't think so. So educate yourself on the market and don't put blind faith in your agent.  You are the one who will be living there for a long time so don't let any agent rush you into making a decision.

If you want to work with an agent who isn't afraid to show you as many homes as it takes, an agent who isn't afraid to submit a few extra offers, then give me a call.  I'd love to get started with you.

Tim Maitski
Atlanta Communities



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Our market area is in the north metro Atlanta area.  We service Cobb County, north Fulton County, Dekalb County, Forsyth County and Gwinnett County.  We are very familiar with Sandy Springs, Dunwoody, Marietta, Roswell, Alpharetta, Buckhead, and Midtown. 

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We help buyers negotiate with builders for residential new construction houses. New houses in Atlanta are hot right now. We can represent you in the purchase of your new house built by any of the following builders: Torrey Homes, MDC Homes, Centex Homes, Pulte Homes, Morrison Homes, Ryland Homes, John Wieland Homes, Winmark Homes, Meridian Homes, John Willis Homes, Benchmark Homes and many more home builders.

We can help clients find short term apartments for rent but normally we don't work with clients who are just looking for rentals.  We do help clients find Atlanta condos.  We can also help you purchase HUD homes in Atlanta.  We are an authorized agent with them and have the HUD key to get into HUD homes.  We have access to foreclosure homes that banks want to sell.

We love showing executive homes and luxury homes. We always like to know how people find our site.  Send us an email and tell us which search term you used. Some terms that we might be found by are realty Atlanta, Ga homes, Atlanta realty, condos Atlanta, Atlanta realestate, Atlanta property, houses Atlanta, Atlanta realtors, Ga houses, or realtors Atlanta.  Maybe you found us by typing in Atlanta MLS listings, or Atlanta MLS search, or MLS Atlanta GA. Hopefully we don't come up under nursing homes or funeral homes.

It is always amazing to me how the Internet can allow total strangers to find each other and build new business relationships.  It truly is becoming a small, interconnected world.


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All information about homes from the Atlanta MLS home search engine is input by thousands of individual real estate agents throughout Atlanta and is made available through a service called ListingBook. We provide access to this data for the convenience of our clients.  We have no control over this database.  All information on this web site is copyrighted and intellectual property of It is deemed to be current and accurate, but is not warranted. 2002. Tim is a licensed Realtor with Atlanta Communities Real Estate Brokerage.

Tim Maitski is a member of the Atlanta Board of Realtors