There's a new twist to house hunting in New Hampshire.
You might start seeing properties pop up online with a little label that says Coming Soon.
Which sounds pretty straightforward, right?
The house is coming soon. You wait until it's available, schedule a showing, and go take a look.
Except there's an interesting catch.
You can actually make an offer before you're allowed to see it.
And I think that's worth talking about.
So how does Coming Soon work?
Under the new PrimeMLS rules, a property can be listed as Coming Soon for up to 10 calendar days before becoming available for showings.
During that time:
- The listing can appear online, where buyers can see it.
- In-person showings aren't permitted.
- Buyers can still submit offers, and sellers can consider them.
Essentially, a house can be on your radar before anyone is allowed through the front door.
For sellers, this provides a little breathing room to finish getting the property ready while generating interest.
For buyers, it introduces an interesting decision.
Do you wait until you can see the house?
Or do you consider making an offer before everyone else gets a chance to walk through it?
I've helped people buy houses sight unseen
And yes, I know that sounds a little wild.
But I've actually helped several clients purchase homes without ever setting foot inside them before making an offer.
In each of those situations, things worked out well, and my clients were happy with their purchases.
That doesn't mean I'd recommend it for everyone.
Buying a house is a significant financial decision, and there are things you simply cannot know from photographs, floor plans, and property disclosures.
I don't care how beautiful the listing photos are. They aren't going to tell you what the basement smells like.
And you know how I feel about basements.
But there are circumstances where making an offer before seeing a property can make sense, provided you're thoughtful about how you approach it.
The important part isn't moving fast
It's understanding what you're getting into.
Before considering an offer on a property I haven't been able to walk through with a buyer, there are several things I'd want to investigate.
I'd want to review the available disclosures, property history, and comparable sales.
I'd want to understand the neighborhood, the location, and any potential concerns that aren't obvious from the listing.
I'd want to know whether the asking price makes sense.
And perhaps most importantly, I'd want to discuss what protections we can reasonably build into the offer.
Depending on the circumstances, that might include an inspection contingency, an opportunity to view the property after it becomes available, or other carefully structured terms.
Of course, contingencies have deadlines and limitations, and not every seller will agree to the same terms. Those details matter enormously when you're considering a property you haven't seen.
Because the goal isn't to get an offer accepted at any cost.
The goal is to buy a house you'll still feel good about six months from now. And six years from now.
Sometimes waiting is the right move, too
I think it's easy to get caught up in the idea that being first somehow means being smartest.
First to see the listing. First to schedule a showing. First to submit an offer.
But being first isn't particularly useful if you end up buying the wrong house.
Sometimes the smartest thing you can do is gather more information.
Sometimes it's waiting until you can walk through the property.
And sometimes, when the circumstances are right and you've done your homework, making an early offer might be worth considering.
There isn't one correct strategy for every buyer or every house.
That's why I think it's important to have someone in your corner who's willing to talk through the options rather than just encouraging you to move faster.
Curious about a Coming Soon listing?
If you're browsing homes in New Hampshire and something catches your attention before showings begin, don't assume you have to sit around waiting without doing anything.
There's plenty we can investigate before the front door opens.
And if making an early offer makes sense, we can talk about how to approach it thoughtfully.
If it doesn't?
We wait.
Buying the right house matters a whole lot more than buying the first one.
Priscilla ✨
Priscilla Weston | REALTOR®