How to Win Bidding Wars in Competitive Housing Markets |

Buying a house feels different now than it did five years ago. Properties disappear within days. Bidding wars are common. And the strategies that used to work just don’t cut it anymore.

The good news? You can still find and buy the right home. You just need to know how the game has changed.

We talked with Jill Wingelaar and Steve Wilde from the Jill Conlin Real Estate Team at Royal LePage. They work in the Windsor-Essex market, but their advice applies to competitive markets across Canada.

Speed Is Everything Now

Here’s the reality: most listings get offers within 3-4 days of hitting the market. If you wait until the weekend to see a house that listed on Tuesday, you’ve probably already lost it.

Steve puts it bluntly: “Sometimes it takes people a little bit of time to understand that. They’ve gotta lose a few houses before they realize just how quickly this market moves.”

This is a huge shift. Buyers used to have time to think, compare, and carefully consider their options. Not anymore.

Book Your Strategy Call

What You Need to Do Differently

View Properties Immediately

When a house hits the market that fits what you’re looking for, you need to see it that same day. Not tomorrow. Not this weekend. Today.

This means:

Setting up alerts so you know when new listings appear
Keeping your schedule flexible for last-minute viewings
Being ready to drop other plans when the right property comes along

Get Your Financing Sorted First

You can’t afford to wait days for mortgage approval when you need to make an offer. Get a full underwrite approval before you start seriously house hunting.

Consider Pre-Offer Inspections

In hot markets, sellers often receive multiple offers. Many of those offers come with no conditions – including no home inspection condition.

If you want to compete, you might need to do the inspection before you make your offer. Yes, this means spending money on inspections for houses you might not buy. But it’s becoming the cost of playing the game.

When offers are due in 3-4 days, you can’t wait around for mortgage approval — book a free strategy call with LendCity and get fully underwritten so you can submit strong offers the same day you view a property.

Stay Level-Headed in Bidding Wars

Bidding wars are stressful. When you really want a house and you’re competing against other buyers, it’s easy to get swept up in the emotion.

Jill’s advice? Don’t get too far over your head.

“We would rather see clients lose a property than overextend themselves emotionally or financially,” she explains. “Focus on finding the right house for your specific needs. Understand that losing some properties is acceptable and even preferable to overbidding.”

Set your absolute maximum price before you make your first offer. When you hit that number, walk away. There will be other houses.

The Team Advantage

Here’s something most buyers don’t think about: working with a real estate team instead of a solo agent can give you a real edge in fast-moving markets.

Steve explains: “When you got six agents, if you’re working with me, you’re not just getting me. You’re getting me and you’re getting the support of the team behind me.”

What does this mean for you? If your main contact isn’t available when you need to see a house RIGHT NOW, someone else on the team can take you. You don’t miss opportunities because your agent is busy.

Setting your absolute maximum price before a bidding war is smart, but knowing exactly what you qualify for makes that number real — book a free strategy call with us so you walk into every offer fully prepared.

Finding Your Niche

Different agents work best with different types of buyers. When you’re choosing who to work with, think about your situation.

Steve specializes in two groups:

first-time home buyers who need guidance through an unfamiliar process
Empty nesters and downsizers who are transitioning to smaller homes

Jill focuses on:

Families with young children (she gets the unique challenges because she’s lived them)
Specific neighborhoods she knows inside and out from growing up there

Find an agent who understands your specific situation. That personal connection and relevant experience matters.

Education Comes First

Before Jill starts working with new clients, she sits down with them for a market education session. She wants them to understand what they’re walking into.

“The real estate process is a bit of a roller coaster ride,” she says. “Proper preparation and education help pave the way for a smoother experience.”

Don’t skip this step. If your agent doesn’t offer to explain the current market conditions and what you should expect, ask for it. You need to know what you’re dealing with.

The Learning Curve

Almost everyone loses a few houses before they figure out how competitive markets work. That’s normal.

Your first offer might come in too low. You might wait too long to view a property. You might include conditions that make your offer less attractive than others.

Learn from each experience. Learn why your agent should think like a therapist and what you could do differently next time. Adjust your approach.

The buyers who succeed are the ones who adapt quickly.

Looking at the Bigger Picture

Yes, the market is competitive. Yes, it’s stressful. But don’t lose sight of what you’re actually trying to accomplish.

You’re not trying to win every bidding war. You’re trying to find the right home for your life at a price you can actually afford. Understanding how the mortgage stress test affects your buying power helps you set realistic expectations.

Stay focused on your real goals. Be ready to move fast when the right opportunity appears. But also be willing to walk away when the numbers don’t make sense.

The market might be hot, but that doesn’t mean you should burn yourself trying to keep up.

Book Your Strategy Call

Frequently Asked Questions

How fast do I need to view a house in a competitive market?

You should view properties the same day they're listed. Most houses receive offers within 3-4 days, so waiting until the weekend often means you've already lost the opportunity. Set up alerts and keep your schedule flexible for last-minute viewings.

Should I get a home inspection before making an offer?

In competitive markets, consider doing pre-offer inspections. Many winning offers have no conditions, including no inspection condition. While you'll spend money on inspections for houses you might not buy, it can help you compete with other buyers.

How do I avoid overbidding in a bidding war?

Set your absolute maximum price before making your first offer. Focus on finding the right house for your needs rather than just winning. Remember that losing a property is better than overextending yourself financially. When you hit your limit, walk away.

What's the advantage of working with a real estate team versus a solo agent?

With a team, you get coverage and availability. If your main contact isn't available when you need to see a house immediately, another team member can step in. This prevents you from missing opportunities in fast-moving markets.

How important is mortgage pre-approval in a competitive market?

It's critical. You can't afford to wait days for financing approval when you need to make an offer quickly. Get pre-approved before you start house hunting and work with a mortgage broker who responds fast when you find your house.

What should I expect when first meeting with a real estate agent?

Your agent should provide a market education session explaining current conditions and what to expect. This helps you understand the competitive landscape, set realistic expectations, and prepare for the process ahead.

Is it normal to lose several houses before successfully buying one?

Yes, most buyers lose a few houses before they figure out how competitive markets work. Use each experience to learn and adjust your approach. Ask your agent what you could do differently next time and adapt your strategy.

How do I stay competitive without inspection conditions?

Consider doing inspections before making offers. While this costs money upfront, it allows you to make competitive no-condition offers. Work with your agent to identify properties worth inspecting before you commit to an offer.

Disclaimer: LendCity Mortgages is a licensed mortgage brokerage, and our team includes experienced real estate investors. While we are qualified to provide mortgage-related guidance, the broader financial, tax, and legal information in this article is provided for educational purposes only and does not constitute financial planning, tax, or legal advice. For matters outside mortgage financing, we recommend consulting a Chartered Professional Accountant (CPA), licensed financial planner, or qualified legal advisor.

Written by

LendCity

Published

December 22, 2025

Reading Time

6 min read

Share this article