What Is Considered a Lowball Offer on a House in Palm Beach County, and How Should Sellers Respond?

What is considered a lowball offer on a house depends on your local market, not on a fixed percentage. An offer 8% below asking may be normal in a slow condo market, yet low for a well-priced house in a busy neighborhood. For Palm Beach County sellers, the best yardstick is how close recent sales have come to their list prices. This guide shows you how to measure an offer against that data, why buyers send low offers and how to respond without losing a buyer you may need.

Key takeaways

• A lowball offer is one that falls well below what recent sales of similar homes support, not just below your asking price.
• In August 2026, Palm Beach County single-family homes sold for a median 95% of original list price. Condos and townhouses sold for 93%.
• In St. Lucie County, single-family homes sold for a median 96% of original list price that month.
• Buyers send low offers to test you, because they see a long time on market, or because their own data points lower.
• You can counter on price, counter on terms or decline. Ignoring an offer is rarely the best choice.

What is considered a lowball offer on a house today

There is no legal or industry definition. Instead, think of a lowball offer as one that sits far below the range where similar homes are actually selling. So the first step is to learn what that range is.

According to Miami Realtors, Palm Beach County single-family homes sold for a median 95% of their original list price in August 2026. They went under contract in a median of 40 days. Condos and townhouses sold for 93% and took 69 days.

Those numbers give you a baseline. For example, if your house is listed at $700,000, the county median points to a sale near $665,000. An offer at $650,000 is below that, but it is still a normal opening bid. An offer at $580,000, however, sits far below the norm. Most agents would call that a lowball.

Local data beats county averages

County medians blend many different markets. A waterfront estate, a new villa in Wellington and an older condo near the beach all move at their own pace. So ask your agent for the sale-to-list ratio on homes like yours, in your area and price band, from the last 90 days. Our guide to the sale to list ratio explains how to read that figure.

Why buyers send what is considered a lowball offer on a house

A low offer feels personal, but it usually is not. Buyers have several common reasons.

• Testing the seller. Some buyers start low on every home, hoping one seller is in a hurry.
• Time on market. If your home has sat for a while, buyers assume you will take less.
• Their own comps. The buyer's agent may have found lower sales that you have not seen.
• Repairs. A buyer may lower the price to cover an old roof, an aging AC system or dated finishes.
• Insurance and HOA costs. High premiums or a pending special assessment can make buyers cut their price.
• Budget limits. Some buyers simply love the home but cannot afford your price.

Knowing the reason helps you respond well. For instance, a repair-based low offer may close the gap once you share a recent roof report.

Is it considered a lowball offer on a house, or is the price high?

Before you push back, look honestly at your list price. If several buyers offer in the same lower range, the market may be telling you something. Likewise, if your home has had plenty of showings but no offers, the price may be the problem.

In August 2026, Palm Beach County had 3.5 months of supply for single-family homes and 6.7 months for condos. With more supply, buyers have more choices, so condo sellers in particular should expect firmer bargaining. In that setting, an offer 7% to 8% below a high list price may be fair, not low.

How to respond to what is considered a lowball offer on a house

You have three main options. Each one fits a different situation.

Counter on price

This is the most common response. Pick a counter that is close to what recent sales support, and have your agent explain why. Send the buyer a few comparable sales with the counter. Clear data often moves a buyer more than a big jump in price.

Also, avoid countering at full price if the buyer started far below. A small move from you shows you are willing to deal, while still holding firm.

Counter on terms

Sometimes the best move is to trade price for better terms. For example, you might accept a lower price in exchange for a cash close, a shorter inspection period, a larger deposit or a closing date that fits your next move. You can also ask the buyer to waive certain repair requests. Each of these has real value.

Decline

If an offer is far below the market and the buyer gives no reason, you can decline. Still, a polite written reply keeps the door open. Many buyers come back with a better number once they see you are serious.

What is considered a lowball offer on a house vs a condo

Condo sellers should judge offers on a different scale than house sellers. In August 2026, Palm Beach County condos and townhouses sold for a median 93% of original list price, two points below single-family homes. They also took 69 days to go under contract, compared with 40 days for houses.

Several things explain the gap. For one, condo buyers weigh monthly dues, building age, reserve funding and any planned special assessments. In addition, Florida's newer building safety rules have led many associations to raise dues or schedule major repairs. As a result, buyers often build those costs into their offers.

So an offer at 90% of list on a condo may be close to normal, while the same percentage on a well-priced house in a busy area would look low. Before you react, ask your agent how similar units in your building or community have sold. Also gather your association's latest budget, reserve study and any milestone inspection report. Sharing those papers early can calm a buyer's worries and narrow the gap between their offer and your price.

Meanwhile, single-family sellers should watch inventory. Active listings fell almost 24% from a year earlier, which gives house sellers more room to hold firm.

What not to do with a low offer

• Do not ignore it. Silence ends the conversation. A counter, even a firm one, keeps it going.
• Do not react with anger. Let your agent handle the reply in calm, factual terms.
• Do not reveal your bottom line. Saying what you need tells the buyer exactly where to stop.
• Do not judge price alone. A low cash offer with no contingencies may net close to a higher loan offer with many conditions.

How days on market change what is considered a lowball offer on a house

Timing should shape how firm you are. In the first week or two, you have the most leverage, because new buyers are still touring. A low offer at that point can usually get a firm counter.

On the other hand, if your home has been listed for twice the local median, leverage shifts to the buyer. For a single-family home in Palm Beach County, that might mean 80 days or more on the market. In that case, a low offer may be a sign to revisit your price, and a more flexible counter could make sense.

Also, think about carrying costs. Each month you wait, you pay the mortgage, insurance, taxes, HOA dues and utilities. Sometimes accepting a little less now nets more than holding out.

A worked example of a lowball offer response

Here is a simple example with round numbers. A seller lists a house in Boca Raton at $800,000. On day ten, a buyer offers $680,000, or 85% of list. Recent similar sales closed near 95% of list, so the offer is about 10 points below the norm.

First, the seller's agent calls the buyer's agent to learn the reason. It turns out the buyer is worried about an older roof. Next, the seller shares a recent roof inspection and counters at $765,000 with a 10-day inspection period. Then the buyer comes back at $745,000. In the end, the two sides settle at $755,000 with the buyer covering their own closing costs.

The result is not a home run, but it is close to the market. The seller did it without losing the buyer.

Frequently asked questions

What percentage is considered a lowball offer on a house?

No single percentage applies everywhere. As a rough guide, compare the offer to the local sale-to-list ratio. An offer far below that, such as 10 points or more, is often called a lowball.

Should I counter a lowball offer or ignore it?

Counter in most cases. A firm counter keeps the buyer engaged and often leads to a better offer.

Is a lowball offer an insult?

Usually not. Many buyers start low as a strategy. Treat it as the start of a negotiation, not a personal statement.

Can what is considered a lowball offer on a house still be a good deal?

Sometimes. A low cash offer with a fast close and no repair requests may net close to a higher offer with many conditions.

Should I lower my price after a lowball offer?

Not after just one offer. However, if several offers come in low, or if showings are strong but no one bids, review your price with your agent.

Sources

• Miami Realtors, Palm Beach County August 2026 market report
• Miami Realtors, St. Lucie County August 2026 market report
• Redfin Data Center, metric definitions

Got a low offer on your home? Book a no-obligation listing consultation with Pure Equity. We will compare the offer with recent local sales and help you plan a counter. Shopping for your next home too? Our buyer agents can help you make offers that sellers take seriously. Talk with our team.