The best deal is the one that closes cleanly, not just the highest number.
Choosing between offers is not just about price, it is about how safely you can get to closing. In Andover, NJ, with accepted deals averaging 103.4% of asking last month, my advice is to protect your outcome by tightening the terms that reduce fall-through risk.
Looking at recent closed conditions in Andover, NJ, offers that got accepted averaged about 103.4% of asking last month, and supply measured 1.14 months. A typical transaction also took 66 days.
The practical impact is that strong pricing does not automatically mean a strong outcome if the terms are shaky. Some metrics were not reported for this period. What we do know is buyers were willing to stretch on price, so it is on you as the seller to focus on the full package that gets you to closing on time.
Set your minimum acceptable terms before you review offers, so you can choose the strongest overall package quickly when multiple bids show up. Ask for timelines in writing that match a 66-day typical sale pace, because delays can cost you more than a small price difference. Keep your counteroffers disciplined and specific, since buyers were already paying above asking last month and clarity is what protects your leverage.
