YOU HAVE TWO OFFERS ON YOUR LISTING!

Isn't that the kind of problem you want? Well yes, however there are some concerns associated with multiple offers. If you have the time you may want to read "Presenting and Negotiating Multiple Offers." You can find this in Appendix IX to Part Four of the Code of Ethics and Arbitration Manual which the board has in the office or you can get it on line from NAR.

If you don't have the time to refer to Appendix IX remember that all negotiations on behalf of clients should "protect and promote" their interest, as stated in Article 1 of the Code.  Sellers' brokers should consult with the seller early on about what to disclose and to whom. Please read Standard of Practice 1-15. If sellers instruct listing agents to disclose terms of competing offers, the listing broker may want to discuss with the seller the ramifications of any disclosures about competing offers.

Article 1 of the Code also requires all parties be treated honestly.  Remember that the Preamble to our Code has long noted that "….REALTOR has come to connote competency, fairness, and high integrity…"  Appendix IX notes that if a seller directs you to  advise offerors about the existence of other purchase offers, fairness dictates that all offerors or their representatives be so informed. Article 3's mandate to cooperate implicitly includes the idea that listing brokers should make reasonable efforts to keep cooperating brokers informed.  Finally sellers' and buyers' agents should discuss with clients what their negotiation options are if multiple offers arise

Remember that the decisions about how offers will be presented,  how offers will be negotiated, whether counter offers will be made and ultimately which offer, if any will be accepted, are made by the seller---not by the listing broker.