You’ve found the perfect home that meets all of your criteria and fits within your budget. It’s time to make an offer - but not just any offer. Especially in hot markets, you’ll likely experience competition with multiple offers so you need to make sure that yours is the strongest and most attractive. Your offer should persuade the seller that you are a serious contender who will give them most of what they want, while also protecting your interests.

But before we get into the details about what makes for a winning offer, let’s take a quick look at the basic components of an offer.  

BASIC COMPONENTS OF AN OFFER

Many purchase offers are state-specific, so components vary slightly from state to state, but the vast majority of purchase offers made in the U.S. contain these key components:

Total Purchase Price and Financing: This details the total amount the buyer is willing to pay, the amount of the down payment, the amount to be financed and the loan type. Often times, there will be a financing contingency included with the offer, which means that the offer is contingent on the buyer securing financing for the property. Having a financing contingency protects the buyer in the event they are unable to get approved for a loan.

Contingencies: A contingency is something that must be met in order for the contract to become binding and can be added to protect either the buyer or the seller. Common contingencies include a home inspection, an appraisal, loan approval or the sale of buyer’s existing property. 

Closing and Delivery Dates: This stipulation sets the closing date and when the home is to be delivered to the buyer, i.e. when the buyer can move in. Both of these dates may be extended if loan approval, property repairs or other transaction components take more time than expected.  

*Remember that this is a general list and you should always ask your agent about any state-specific practices, requirements or clauses. 

HOW TO CRAFT AN ATTRACTIVE OFFER

In competitive markets, sellers often have negotiating power over buyers and bidding wars may erupt for the best properties. So you need to craft an offer that shows the seller you are serious and gives you a competitive edge, while still protecting your interests. Here are some ways that you can give yourself the best chance at submitting the winning offer:

Pay Cash: This may be very difficult to do for most people, especially in high-cost markets, but if you do have the funds available, a cash offer is almost always more attractive than a financed offer. Sellers love cash offers because they are less likely to fall through due to a buyer's inability to get financing and allow for a quicker close. 

Get Pre-approved: If you can’t pay with cash and need to get a mortgage, get pre-approved by a lender before making an offer. While this doesn’t guarantee final loan approval, it shows the seller that a lender has verified your income and credit score and determined that you can afford a mortgage, providing the seller with confidence that the deal won’t fall through due to an inability to secure financing. As your real estate agents, we can recommend lenders to work with. 

Make Your Best Offer: It might be tempting to submit a low offer and try to get a good deal, but in competitive markets the best course of action is to make your first offer your best one. Always base your offer on recent sales of comparable homes in the area.

Give the Seller Time: Give the seller adequate time to respond and be willing to work with the seller’s timetable for closing.