House Hunt — Make an Offer

You found the one. Here's how to write a winning offer without overpaying or skipping protections.

Before You Sign Anything

• Confirm pre-approval letter is current (lenders refresh every 60-90 days)
• Walk through the house a second time, ideally at a different time of day
• Drive the neighborhood at 7am, 5pm, and 10pm — noise and traffic vary
• Pull recent comparable sales (last 3-6 months, half-mile radius)

Set Your Price

• Decide your max walk-away price BEFORE writing the offer
• Factor in: comps, days on market, condition, and how many other offers
• In a hot market, escalation clause may help (auto-bumps up to your cap)

Earnest Money

• Typically 1-3% of purchase price
• Held in escrow — never given directly to seller
• Refundable if you back out within contingencies

Contingencies (protections you keep)

• Inspection contingency — typically 7-10 days; non-negotiable for most buyers
• Financing contingency — protects deposit if loan falls through
• Appraisal contingency — protects you if home appraises below offer
• Sale of current home contingency — weak in competitive markets
• Title contingency — always include

Closing Details

• Proposed closing date (45-60 days standard for financed purchases)
• Possession date (closing day vs. days after)
• What stays: appliances, light fixtures, blinds, mounted TVs — list each one
• Closing costs split or seller credit request

Make It Stand Out (without overpaying)

• Pre-approval letter from a strong, local lender
• Personal letter (allowed in some states only — check fair-housing rules)
• Quick response timeline; flexible on closing date and possession
• Larger earnest money signals seriousness

After Submitting

• Get written confirmation it was received
• Set deadline for seller response (24-48 hrs typical)
• If countered: review every change line by line
• If accepted: schedule inspection within 48 hours