What Happens When You Make a House Offer
When you decide to buy a house, your first step is submitting an offer to the seller. An offer is a written proposal stating how much you're willing to pay for the property and under what terms. This document becomes the foundation of your home purchase negotiation. Understanding what goes into an offer and how it works helps you navigate this critical stage of buying a home.
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Your offer includes several key components beyond just the price. You'll specify your proposed closing date—when you'll actually take ownership of the property. You'll also outline any contingencies, which are conditions that must be met for the sale to proceed. The most common contingency is a home inspection, which allows you to hire a professional to examine the property for structural issues, damage, or needed repairs. Another typical contingency involves financing—your offer states that the sale depends on your ability to secure a mortgage loan with certain terms.
The real estate agent representing you will submit your offer to the seller's agent, who then presents it to the homeowner. From this point forward, negotiations can go several ways. The seller might accept your offer exactly as written. They might reject it outright. Or, more commonly, they may counter your offer by suggesting a different price or changing other terms. This back-and-forth negotiation continues until both sides reach an agreement or one party decides to walk away.
According to the National Association of Realtors, the average time between offer and acceptance is about one week, though this varies by market. In competitive markets where multiple buyers are interested in the same home, sellers may receive several offers simultaneously. Understanding this process helps you prepare realistic expectations and make stronger offers from the start.
Practical Takeaway: Before submitting an offer, clarify with your real estate agent what information belongs in the document and which contingencies matter most to you. This preparation lets you make confident decisions when you find a property you want to purchase.
Understanding Price and Earnest Money
The price you offer forms the most obvious part of your proposal, but how you present that price matters. Your offer should reflect current market conditions and comparable sales of similar homes in the area. Your real estate agent can provide recent sales data showing what similar homes sold for recently. If homes like yours are selling for $350,000 to $380,000, offering $300,000 will likely be dismissed immediately. However, offering $15,000 below asking price in a slow market might be taken seriously.
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Beyond the purchase price itself, your offer includes a provision for earnest money. This is a deposit that shows the seller you're serious about buying. Think of it as proof of good faith. Typical earnest money amounts range from 1% to 3% of the purchase price. On a $350,000 house, that could mean $3,500 to $10,500. You don't pay this amount to the seller directly. Instead, it goes to a third party—usually an escrow company or the title company—who holds it until closing. If the sale goes through, this money counts toward your down payment. If you back out without a valid reason, the seller typically keeps the earnest money.
The earnest money deposit demonstrates commitment and affects how seriously a seller views your offer. Larger deposits signal stronger intent to complete the purchase. In competitive markets where sellers receive multiple offers, the earnest money amount can influence which offer a seller chooses. Some sellers view a higher deposit as a sign of financial stability and determination to close the deal.
You'll need to deliver the earnest money within a specific timeframe—often 1 to 3 days after the seller accepts your offer. Your real estate agent or the escrow company will explain exactly where and how to send these funds. Keep documentation proving you submitted the payment on time, as this protects you if disputes arise later about whether you met your obligations.
Practical Takeaway: Research recent comparable sales before making your offer so you can suggest a price that reflects actual market conditions. Discuss earnest money amounts with your agent to find the right balance between showing commitment and protecting your finances.
Contingencies That Protect Your Purchase
Contingencies are conditions that must be satisfied for your offer to become binding. They exist to protect you from committing to purchase a property that has serious problems or that you can't actually finance. The three most important contingencies in home buying are inspection contingencies, financing contingencies, and appraisal contingencies.
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An inspection contingency gives you the right to hire a professional home inspector to examine the property within a set timeframe—typically 7 to 10 days. This inspector checks everything from the roof and foundation to the plumbing, electrical systems, HVAC, and appliances. The inspection report details any problems found, from minor issues like caulking around windows to major concerns like a failing foundation or outdated electrical wiring. If significant problems appear, you can renegotiate the price, request the seller make repairs, or withdraw from the purchase without losing your earnest money. According to the American Society of Home Inspectors, the average home inspection costs between $300 and $700 and typically lasts 2 to 4 hours.
A financing contingency states that your offer depends on securing a mortgage loan at certain terms. This protects you if the lender denies your application or if interest rates change substantially. Your offer should specify the loan amount, type of loan, and maximum interest rate you'll accept. If you can't obtain financing on those terms, this contingency allows you to cancel the purchase and recover your earnest money.
An appraisal contingency protects you if the home's appraised value comes in lower than your offer price. When you apply for a mortgage, the lender orders an appraisal from an independent professional who determines the home's market value. If the appraised value is $320,000 but you offered $350,000, you have a problem. The lender won't loan more than the property is worth. An appraisal contingency lets you renegotiate the price downward or walk away without penalty.
Practical Takeaway: Include inspection, financing, and appraisal contingencies in every offer unless you're paying cash and have toured the property thoroughly. These contingencies are standard practice and protect you from major financial mistakes.
Comparing Multiple Offers and Counteroffers
Once the seller receives your offer, the real negotiation begins. The seller has three basic options: accept your offer as written, reject it entirely, or submit a counteroffer. A counteroffer is the seller's response that changes one or more terms of your original offer. Common changes include adjusting the price, changing the closing date, requesting more earnest money, or modifying contingencies.
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When a seller counters, you then have your own three options. You can accept their counteroffer, reject it, or submit your own counter-counteroffer. This cycle can continue several times. Each round involves decisions about which terms matter most to you. Perhaps the price is less important than the closing timeline. Maybe you'll accept a higher price if the seller agrees to cover certain repairs. These negotiations require communication between agents and clear thinking about your priorities.
In hot real estate markets, sellers often receive multiple offers simultaneously. Real estate data from 2023 shows that in competitive markets, homes receiving multiple offers sell for an average of 2% to 5% above asking price. When multiple offers exist, sellers may ask all competing buyers to submit their "best and final" offer. This is one opportunity to submit your strongest proposal. You'll know you're competing but won't see the other offers. This situation creates pressure to include favorable terms—perhaps increasing your earnest money, removing inspection contingencies, or offering a higher price.
Throughout this process, keep detailed records of every offer and counteroffer. Your real estate agent should provide copies of each version showing what changed. Understanding exactly what you've proposed and what the seller has offered prevents confusion and protects you legally. Never agree to terms you don't fully understand or can't afford to honor.
Practical Takeaway: Know your walk-away point before negotiations begin. Decide the maximum price you'll pay, the minimum earnest money you'll deposit, and which contingencies you won't remove. This clarity helps you negotiate from a position of strength rather than desperation.
Inspection Periods and Due Diligence
After the seller accepts your offer, you enter a critical period where you investigate the property thoroughly. This phase typically lasts 7 to 14 days, though your offer specifies