Everything You Need to Know About Making an Offer on a House

You’ve found a home you really like. It checks your boxes, feels right, and you can imagine yourself living there. Now what? Making an offer is a big deal, it kicks off the process that could lead to owning that home. And while it can feel a little overwhelming, it doesn’t have to be.

Here’s a simple breakdown to help you understand what goes into making an offer on a house and how to make it count.

Start with the Basics

Know What the Home Is Worth

Before deciding how much to offer, check what similar homes nearby have sold for recently. These are called “comps,” and they give you a good idea of the home’s actual value, not just what the seller hopes to get. Your real estate agent can help with this.

Get Preapproved or Have Cash Ready

If you’re getting a loan, get preapproved first. That’s when a lender looks at your finances and says, “Yes, you’re good to go.” Sellers will take your offer more seriously when they know you’re financially ready. Paying in cash? Make sure you have proof that the money is in your account.

Talk Strategy with Your Agent

Your agent can guide you on how much to offer, what to ask for, and how to make your offer stronger. If the market’s competitive, they’ll help you decide if you should go in fast and strong, or take a slower approach.

How to Make Your Offer Stand Out

Offer Earnest Money

This is a deposit (usually 1–2% of the price) that shows the seller you’re serious. If everything goes smoothly, it goes toward your purchase. If you back out for no good reason, you might lose it. But it’s a normal part of the offer process. It’s refundable if you walk away with an inspection or financing contingency.

Shorten the Inspection Window

You’ll want to inspect the house, but keep the time frame tight, usually around 7 to 10 days. This keeps the process moving and shows the seller you're not going to drag things out.

Be Flexible with the Closing Date

Ask your agent if the seller has a preferred move-out date. Being flexible—whether that means closing fast or giving them extra time can work in your favor.

Add a Personal Letter

Sometimes it helps to include a personal note with your offer. Example: “We saw your garden and could picture our kids playing there. This house feels like home to us.” It adds warmth and connection, and that can sway a seller. A few sentences can go a long way in helping you stand out, especially if the seller has multiple offers.

What Happens After You Submit the Offer

You Might Have to Wait

Once your offer is in, it’s normal to wait a day or two. Sometimes you’ll hear back quickly, sometimes not. It depends on the seller and whether they’re getting other offers.

You Could Get a Counteroffer

The seller might not accept your offer right away. Instead, they could counter with a higher price, different terms, or a later closing date. You can accept, reject, or counter back. This back-and-forth is normal.

If They Accept, You’re Under Contract

Once your offer is accepted, the deal isn’t final yet, but you’re officially under contract. You’ll move into the next steps like inspections, appraisals, and final loan approval.

If They Decline

If your offer is rejected, don’t get discouraged. It happens. Sometimes sellers want more money, a faster closing, or just choose someone else. Your agent can help you regroup and adjust your approach for the next house.

Can You Make an Offer Without an Agent?

Yes, you can—but it’s a lot more work. You’ll need to:

• Find the right offer form

• Understand the legal details

• Handle all communication with the seller’s agent

• Make sure nothing is missing from the paperwork

If you’re not familiar with how real estate deals work, having an agent can really help. They’ll make sure your offer is solid and your interests are protected.

Making an offer on a house doesn’t have to be scary. Take time to understand the home’s value, get your financing ready, and lean on your agent to help with strategy. The right offer puts you one step closer to getting the home you love.

Thinking about making an offer soon? Talk to your agent and get your plan in place.