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Offers and contracts

How to make an offer on a house: building the offer package

Sellers do not just compare prices. They compare how likely each offer is to close, and how soon. A well-built offer package can win against a slightly higher one, and a careless one can lose even at full price.

Reviewed November 2026 · Written for Buy Home Tips from the sources listed below

An offer is a written proposal to buy a home on specific terms. Once both sides sign, it usually becomes a binding contract, so every line matters. The long read on making an offer explains the contract's parts; this guide focuses on assembling the package and choosing the numbers.

Worked example: recent sales used to price an offerSale 1, adjusted$304,000Sale 2, adjusted$298,000Sale 3, adjusted$309,000Offer price$303,000
Worked example: recent sales used to price an offer. Illustrative comparable sales, adjusted for differences; your agent's data will differ

Set the price from evidence

Ask your agent for recent sales of similar homes nearby, ideally from the last few months. For each, note the differences from the home you want: size, bedrooms, bathrooms, condition, lot, garage and updates. Adjust each sale price up or down for those differences. The adjusted prices give you a range.

Then add context:

  • Days on market. A home listed for weeks may accept less; one listed this weekend may draw several offers.
  • Condition. Repairs you will need soon should lower your price or appear as requests.
  • Your limit. Decide the most you will pay before you write. The appraisal will also test the price if you are financing.

Choose the terms

Price is one line. These terms often matter as much:

  • Earnest money. A larger deposit signals commitment but puts more at risk. Confirm who holds it and the delivery deadline.
  • Financing. Your loan type, down payment and the deadline for loan approval.
  • Contingencies. Inspection, appraisal and financing protections, each with a clear deadline. For homes built before 1978, federal rules give you a 10-day opportunity to conduct a lead evaluation unless you agree in writing to a different period or waive it.
  • Closing and possession. A date that suits the seller can be worth money to them.
  • Concessions. Requests for seller credits toward closing costs or agent compensation reduce the seller's net.

What to attach

  • A lender letter for the offer price, not your maximum
  • Proof of funds for the down payment and closing costs, if requested
  • Any required disclosures you have signed, such as the lead paint disclosure for older homes

Keep personal letters to the seller out of the package. Some agents and states discourage them because they can raise fair housing concerns. Let the terms speak.

Plan your response to a counter

Before you submit, decide what you will do if the seller counters on price, closing date or repairs. Write down your top price and which terms you can give up. That keeps a fast negotiation from turning into a decision you would not make with time to think.

After acceptance

Deliver the earnest money on time, schedule inspections immediately and send the contract to your lender the same day. Put every deadline on a calendar; the calculator on the earnest money and contingency guides can help.

If the seller rejects your offer outright, ask your agent whether the seller shared what would have worked. A closing date or deposit change may be all it takes on the next home.

Mini calculator: earnest money in dollars

Turn a deposit percentage into dollars and see how much of it would come back to you as a credit at closing.

Enter your figures to see the result. Nothing you type leaves this page.

Your contract, not this sheet, decides when the deposit is due, who holds it and when it can be kept by the seller.

The offer package

  • Price, with your reasoning from recent comparable sales.
  • Earnest money amount, who will hold it and when it will be delivered.
  • Financing type, down payment and a loan approval deadline.
  • Inspection, appraisal and financing contingencies with clear time limits.
  • Closing date and possession terms.
  • Any request for seller concessions or agent compensation.
  • Lender letter for the offer price, with a contact who will answer the phone.

Questions buyers ask

How do I decide how much to offer on a house?

Start with recent sales of similar homes nearby, adjust for differences such as size, condition and lot, and consider how long the home has been on the market. Then set a top price you will not exceed.

What makes an offer strong besides price?

A verified lender letter, a meaningful earnest money deposit, reasonable contingency periods, a closing date that suits the seller, and few requests for concessions all make an offer more attractive.

Should I waive contingencies to win?

Waiving an inspection, appraisal or financing contingency can put your deposit and finances at risk. Shorter periods are usually a safer way to compete than waiving protections entirely.

What happens after I make an offer?

The seller can accept, reject or counter. A counteroffer changes the terms and must be accepted in writing for a contract to form, according to your local practice and law.

Sources checked for this page

Checked November 2026. Programs and limits change; confirm with the source before you rely on a figure.

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