How to Price Your Offer
Your offer price should be based on comparable sales (comps) — recently sold homes similar in size, condition, and location — not the listing price. Your agent will pull comps. Here's how to read the market signals:
| Signal | What You See |
|---|---|
| Days on market | < 7 days |
| Days on market | 30+ days |
| Recent comps | Sold at 102% list |
| Recent comps | Sold at 97% list |
| Price reductions | Multiple drops |
| Seller's situation | Already moved out |
Contingencies — Your Legal Escape Hatches
Contingencies are conditions that must be met for the sale to proceed. If they aren't met, you can walk away and get your earnest money back. Never let anyone pressure you into waiving the ones that protect you.
Inspection Contingency
✓ RecommendedGives you the right to have the home professionally inspected and negotiate repairs or credits — or walk away — within a set period (typically 7–14 days).
Waiving this means you buy as-is. One bad roof or foundation issue and you're stuck with a six-figure problem.
Financing Contingency
✓ RecommendedProtects you if your mortgage falls through. If the lender doesn't approve your loan, you can exit and get your earnest money back.
Waiving this is only safe if you're a cash buyer or have absolute certainty your financing will close.
Appraisal Contingency
✓ RecommendedIf the home appraises below your offer price, you can renegotiate, make up the difference in cash, or walk away. Protects you from overpaying.
In hot markets, sellers often ask buyers to waive this. Only do it if you can afford to pay the gap out of pocket.
Title Contingency
✓ RecommendedEnsures the seller actually owns the home free and clear — no liens, legal disputes, or ownership issues. Your title company handles this.
Always include this. Title issues can surface months after closing and cost tens of thousands to resolve.
Home Sale Contingency
Use with cautionMakes your offer contingent on selling your current home first. Rarely accepted in competitive markets — sellers prefer buyers who aren't waiting on another transaction.
Weakens your offer significantly. Bridge loans or selling first is usually a better path.
Earnest Money — How It Works
| What is it? | A deposit (typically 1–3% of purchase price) paid within days of offer acceptance to show you're serious. |
| Where does it go? | Held in escrow by a neutral third party (title company or escrow agent) — not given to the seller. |
| What happens at closing? | Applied toward your down payment or closing costs. It's not an extra cost — it's part of what you'd pay anyway. |
| When do you lose it? | If you back out for a reason NOT covered by your contingencies. This is why contingencies matter so much. |
| When do you get it back? | If you exit during a contingency period (inspection, financing, appraisal) — you get it back in full. |
After Offer Accepted — The Timeline
Typical 30–45 day closing process. Stay on top of every deadline.
Pay earnest money
Wire to escrow within the contract-specified timeframe. Missing this deadline can void the contract.
Schedule home inspection
Hire a licensed inspector ASAP — good ones book up fast. Cost: $300–$600. Worth every cent.
Submit full mortgage application
Your lender needs the property address to finalize your loan. Send the purchase agreement immediately.
Inspection results & negotiation
Review inspection report. Request repairs, credits, or price reduction — or walk away if major issues found.
Appraisal ordered by lender
Lender orders appraisal to confirm home's value supports the loan amount. You typically pay ~$500–$800.
Clear to Close (CTC)
Lender approves everything — your file, the appraisal, title. This is the green light.
Final walkthrough
Walk through the home 24–48 hours before closing to confirm condition and agreed repairs were completed.
Sign & get your keys
Bring ID, certified funds for closing costs/down payment. Sign ~100 pages. Wire funds. Get keys. You're a homeowner.
Negotiation Tips That Actually Work
Ask for closing cost credits instead of price cuts
A $5,000 closing cost credit saves you $5,000 cash today. A $5,000 price cut saves you ~$25/month. In a cash-tight situation, credits often matter more.
Use inspection findings strategically
Don't nickel-and-dime every cosmetic issue — focus your ask on material defects. Sellers are more likely to agree on fewer, bigger items.
Offer flexibility on closing date
If the seller needs more time to move, offering a rent-back or flexible closing date can win a deal without spending extra money.
Escalation clauses in hot markets
An escalation clause automatically increases your offer by X amount above competing offers, up to your max. Useful in multiple-offer situations.
Write a personal letter (selectively)
Some sellers respond emotionally to letters from buyers about why they love the home. Use this rarely and carefully — fair housing laws vary by state.
Key Takeaways
Never waive the inspection contingency unless you're truly prepared to buy the home with unknown defects — full stop.
Earnest money is part of your down payment, not an extra cost — but you lose it if you back out outside a contingency.
Your offer price should be driven by comparable sales data, not the listing price or your emotional attachment.
The period between offer accepted and closing is hectic — stay responsive to your agent and lender to avoid delays.
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Module 2 Complete!
You know how mortgages work, how to hunt smart, and how to make a winning offer. One module left — closing day and beyond.
Start Module 3: Closing & Beyond