We all have had many a “Shoulda” moment in our lives. It is the time someone recognizes regret for some decision. Sometimes, they are easy to get over, such as when your meal does not look any where near as good as what your friend had ordered. They can also be a bit more serious, such as when you realize your scorched, red skin could have been avoided had you applied sun screen. An even more serious “Shoulda ” moment can occur when you realize that a regular colonoscopy may have detected those now cancerous tumors.
Most would agree that “Shoulda” moments are best left avoided. This includes in the purchase of a home. 
Many years ago, we had clients who were looking for something “very specific”, within a fairly limited time frame in a fairly limited geographic area. We got a good start, as we began looking in late January. In early February, having seen about 5 houses, we ran into one that was pretty much an 7.5 out of 10, relative to wants. It had everything the buyers “needed”. A most important “need” was a good to great back yard. This place had an AWESOME yard! A rare commodity, indeed, in metro Pittsburgh. Generally speaking, these clients had just seen a great house for them. One that really may be hard to replicate.
However, they decided to think about it as they waited for the full volume of what would potentially hit in the Spring hit the market. They mulled over this place, wondering if something even better might come along. After a week had passed since our clients had seen that house, they called. ” We would like to make an offer.”. Unfortunately, I called them back to inform them it had gone under agreement just the previous day.
They had a “Shoulda” moment. That feeling of regret grew as February turned to March, then to April, then to May. As we looked at each new, hopefully “better” house, so did more and more buyers. We would go see a house the same afternoon it was on the market, only to see many of the same buyers at the next houses. The stress level increased.
None had a good to great back yard. Then, it happened. A place was listed. Showings were only allowed to begin in 5 days. Driving by, one could see it had a “super” back yard ! We were one of at least 8 showings the first day of viewing.
It did have issues. There was that in ground pool that would need to be filled. The house did have hot water heat. For a 40 year old suburban house, that would have made resale a bit of a challenge. “Best” of all, it was clear to see that one of the four exterior walls of the house had an obvious “bow” in it. Most buyers want their walls straight. That is kind of a “need”.
Yet, my clients wanted to make an offer. It took about a half hour to wipe the stardust created by the very awesome back yard (sans pool) to convince them not to make an offer. At this point, they had one chance to get it right. I could easily see that even the most inept home inspector would point out that the wall was a significant issue. However, by the time they could have worked their way out of the agreement, there would have been no time to put another place under agreement. Plus, something better may pop up while they were in the middle of dealing with the house with the crooked wall.
They finally agreed making an offer would be a mistake. A decent home did pop within the next week. The house did require some work. However, nothing like a crooked wall. Plus, it did have a good back yard.
Missing on that one house way back in February put a great deal of stress on the buyer’s decision making. That “Soulda” moment led to a great deal of unnecessary uncertainty. Frankly, while they do still love their home, that first home had a better yard. By a long shot.