When a buyer bails last minute, transparency is key. I’d immediately explain the situation to the seller, staying calm and offering solutions. I’d reassure them that this is part of the process and we’ll get through it together. I’d also discuss next steps, such as refining the marketing strategy, adjusting the price if needed, or reaching out to other potential buyers. It’s important to keep the seller’s confidence up and show them that we're still working hard to secure the right buyer. With clear communication and a proactive approach, we can turn this setback into a fresh opportunity.

I agree with many of the other comments. However, it is important to also accurately counsel the seller about possible rights concerning the deposit (which may be at least partially subject to forfeiture, especially if the property can’t quickly be resold at the same price or higher), or (in extreme cases, such as a major drop in the market) suing the buyer for specific performance (an order from a judge or arbitrator requiring the buyer to go through with the purchase).

This is a scenario that should have been talked about before it even happened. Buyer's back out of deals every day and if you prepare the seller a head of time then you have already have the beginnings of a plan in place.

In my experience, last-minute buyer dropouts are inevitable, but how you handle them defines your professionalism. Immediately inform the seller with full transparency, acknowledge the setback, and reassure them of your commitment. Present alternative solutions—whether that’s re-marketing, adjusting terms, or leveraging your network for a quick replacement. If possible, have backup buyers lined up to minimize disruption. Strengthen future deals with tighter contingencies and earnest money deposits to prevent repeat situations.

It’s natural to feel frustrated or anxious, but it’s important to stay composed when communicating with the seller. Emotional reactions can escalate the situation, so maintaining professionalism helps you approach the matter more effectively.Reach out to the seller as soon as you learn the buyer is backing out. Don’t let them hear about the situation from a third party or discover it through their own channels. Timely communication helps to maintain trust.Acknowledge that this is frustrating for the seller, especially if they’ve been expecting the deal to close soon. Showing empathy helps to build rapport and assures the seller that you understand the emotional and financial impact.