How to Make an Offer on a House: A Real-World Guide

Putting in an offer on a house is one of those big moments. It’s a mix of excitement, a touch of stress, and if we’re being honest, a whole lot of strategy. Especially in today’s market, making a successful offer is about knowing the ropes and having a plan. If you’re ready to dive in—or if you’ve been in the game for a while and just need a refresher—here’s how the process typically goes, step by step.

1. Find the Right Home
   First things first: make sure you’re set on the home. This means going to showings, open houses, and even online platforms to see what’s out there. If you’re serious about buying, set up alerts for new listings in your target areas so you don’t miss out. Your real estate agent will be your go-to here, narrowing down homes that match your needs.

2. See if It Fits Your Budget
   This step is essential. The last thing you want is to fall in love with a home and realize it’s a stretch. Start with the numbers: do you have the down payment? What does the monthly payment look like with taxes, insurance, and any HOA fees? Make sure those numbers work for you before you go all-in on the offer.

3. Get a Feel for the Price
   Once you’re sure it’s the right home and the budget works, it’s time to evaluate the price. This is where your agent can run “comps” to see what similar homes in the area have sold for recently. Comps give you a feel for whether the asking price is realistic and will help shape your offer.

4. Decide on Your Offer Terms
   The offer price is just one part of the deal. In a competitive market, things like contingencies (inspection, financing, appraisal) and the timeline can be just as crucial. Ask your agent for insights into what might make your offer stand out. Sometimes, even small adjustments, like giving the seller a little extra time to move, can make a big difference.

If you’re going to negotiate, it’s usually smart to leave some room to go up from your initial offer. And remember, every seller’s situation is unique—so think about how your offer can align with their needs as well as your own.

5. Draft and Submit Your Offer
   Your offer will be in the form of a purchase agreement, which your agent will prepare. This document includes your offer price, any contingencies, and the proposed closing date. If your offer is quite different from the asking price, consider including a respectful note explaining your reasoning—sometimes that little bit of context helps the seller understand where you’re coming from.

Once the offer is signed and sent, it’s officially on the table. If the seller accepts, you’re well on your way to owning a home.

6. Seller Responds: Yes, No, or Counteroffer
   Now comes the waiting game. The seller will either accept, reject, or counter your offer. A counteroffer means negotiations are on, so be prepared for a bit of back-and-forth. This is where your agent’s advice will really matter, especially if things like repairs, price, or closing timelines come into play.

7. Finalizing the Contract
   Once you and the seller agree on all the details, the contract gets updated with the final terms and the home officially goes “under contract.” At this point, the listing will typically show as “pending.” From here, assuming all goes smoothly with any contingencies and financing, you’re about 30-45 days away from becoming a homeowner.

A Few Key Points About Offers

Your offer will generally contain:

• The property’s address and both buyer’s and seller’s names
• Offer price and earnest money deposit
• Contingencies and any credits requested
• Closing date and offer expiration

Can Anyone Make an Offer on a House?
Absolutely—anyone can put in an offer. Just keep in mind that once you’re under contract, it can be tough to back out without a contingency to cover you, like an inspection or financing clause. If something comes up during the inspection, like a major repair, you can negotiate with the seller or potentially exit the deal without losing your earnest money.

How Much to Offer on a House So the Seller Accepts
In competitive markets, it can feel like a guessing game, but there are ways to make your offer more appealing without overshooting. Offering the full asking price is often enough, but if there’s competition, a small escalation clause might be worth considering. For example, you could agree to pay $1,000 above any higher offer, up to a certain cap.

Also, think about the seller’s timeline. If they need to close quickly, meeting that deadline can make a big impact.

Other Ways to Strengthen Your Offer

1. Earnest Money – Consider a larger earnest money deposit to show your commitment.

2. Waive Certain Contingencies – If you’re confident and have the means to cover unforeseen costs, waiving inspection or appraisal contingencies (especially if you’re a cash buyer) can make your offer more attractive. But this is a big step—talk with your agent to understand any risks.

3. Avoid Writing a Personal Letter – Writing a letter to the seller might seem like a good idea, but it can actually create legal risks. Many agents are stepping away from this approach since it could potentially lead to discrimination claims under fair housing laws. Instead, let your offer itself do the talking.

Bottom Line
Making an offer is a big step, and in a competitive market, it can feel overwhelming. But remember, you’re not in this alone—lean on your agent for guidance, and take each step thoughtfully. Whether it’s your first time or your fifth, a solid offer is a mix of the right price, timing, and understanding of the seller’s needs. With a little strategy and a lot of heart, you’ll be handing over the keys to your dream home soon enough.