Step 8: How to Make an Offer on a House and Get It Accepted
You found a home you love. Now what?
It’s time to make an offer on a house and hope it gets accepted. This is a big step in your homebuying journey and an exciting one!
Before we dive in, it’s important to know that real estate contracts vary from state to state. Some forms and rules may be different depending on where you’re buying. But don’t worry, we’ve done our best to include information that applies in most states across the country. The goal is to give you a strong, simple overview of what to expect, so you can feel prepared no matter where you live.
In this guide, we’ll walk you through everything you need to know about submitting an offer on a home, what to include, and what can help you with getting an offer accepted. You’ll learn how to work with your agent, understand disclosures, and make smart decisions that help you stand out.
By the end of this step, you’ll feel ready to move forward with confidence.
1Understand the Market Before You Offer
Before you decide how much to offer, take time to understand what homes are selling for in the area. Ask your real estate agent to show you what similar homes nearby have recently sold for. This is called looking at “comps,” or comparable sales.
Also, ask your agent if it’s a buyer’s market or a seller’s market:
- In a buyer’s market, sellers may be more willing to negotiate.
- In a seller’s market, you may need to offer full price or even more to compete with other buyers.
Knowing the market helps you make a smart offer that fits your budget and still stands out.
2Get Pre-Approved Before You Make an Offer
If you haven’t already, get a mortgage pre-approval letter from a lender. This letter shows how much you’re qualified to borrow and proves you are a serious buyer.
Most sellers will not consider an offer without a pre-approval letter attached.
3Talk to Your Real Estate Agent About Strategy
Your agent is your guide through the offer process. They will help you:
- Decide on a fair and competitive offer amount
- Understand the timelines
- Pick the right terms and conditions
- Submit everything correctly and on time
Trust your agent’s advice, especially if they know the local market well.
4Decide What to Include in the Offer
Making an offer involves more than just the price. You’ll also need to decide:
- How much earnest money to put down
- When you want to close
- What items you want the seller to leave behind
- Whether to ask the seller to help with closing costs
- What contingencies (protections) you want in the contract
Every piece matters. A well-written offer tells the seller you’re ready and serious.
5Write the Offer: What to Include and Why It Matters
Your real estate agent will prepare a written offer that includes all the key details. Here’s what typically goes into it:
➤ Your Name and Contact Information
➤ The Property Address
➤ Offer Price
This is how much you’re offering to pay. It should reflect current market value and your comfort zone. A strong offer (especially in a competitive market) can help you stand out.
➤ Earnest Money Deposit
This is a small deposit (often 1% to 3% of the purchase price) that shows you’re serious. It goes into escrow and is later applied to your down payment or closing costs.
➤ Pre-Approval Letter
This letter from your lender shows you are financially qualified. Including it makes your offer stronger and gives the seller confidence in your ability to close.
➤ Closing Date
This is when you expect the sale to be finalized and the keys handed over. A typical closing happens 30 to 45 days after the offer is accepted.
➤ Contingencies
Contingencies are conditions that must be met for the sale to go through. Common ones include:
- Inspection contingency – gives you the right to back out or ask for repairs after a home inspection
- Appraisal contingency – protects you if the home does not appraise for the purchase price
- Financing contingency – allows you to cancel if your loan is denied
- Home sale contingency – gives you time to sell your current home first
Contingencies protect you, but too many may turn off the seller. Your agent will help you strike the right balance.
➤ Seller Concessions
Seller concessions are when the seller agrees to pay for certain costs on your behalf at closing. These costs are usually part of your normal out-of-pocket expenses and can include things like:
- Title and escrow fees
- Prepaid taxes and insurance
- Lender fees
- Other closing costs
In many cases, seller concessions can also be used to buy down your interest rate, which helps lower your monthly mortgage payment. This is called a rate buydown, and it can be a smart way to make your loan more affordable over time.
Why it matters: Seller concessions reduce how much money you need to bring to the table at closing. This can be especially helpful if you’re using most of your savings for the down payment. Your lender can help you figure out how much the seller is allowed to contribute based on your loan type.
➤ Standard Conveyances
These are items that typically stay with the home, such as:
- Kitchen appliances (like the stove and dishwasher)
- Ceiling fans and light fixtures
- Built-in cabinets and blinds
They’re often assumed to stay, but it’s still smart to list them in the offer so there are no surprises.
➤ Optional Conveyances
These are items you can request, but the seller is not required to include. Examples:
- Refrigerator
- Washer and dryer
- Patio furniture or outdoor shed
- Smart home devices
If you want something left behind, put it in writing.
➤ Additional Terms or Notes
This section can include anything extra—like letting the seller stay a few extra days after closing or offering to waive small repairs. Adding flexibility can help your offer win.
6Common Seller Disclosure Forms and Add-Ons
In most home sales, sellers are required to give you information about the property’s condition. These disclosure forms help you make an informed decision and protect your rights.
➤ Property Condition Disclosure
This form outlines known issues like roof leaks, plumbing problems, or previous repairs.
Why it matters: It gives you a clear picture of the home’s current condition.
➤ Termite or Pest Disclosure
Shows whether the home has had termite damage or pest treatments.
Why it matters: Pest damage can be expensive to repair and may affect your loan approval.
➤ Lead-Based Paint Disclosure
Required for homes built before 1978. The seller must say whether they know of any lead-based paint.
Why it matters: Lead can be harmful, especially to children. You may want a lead inspection.
➤ Mold, Water Damage, or Environmental Issues
Some sellers must disclose flooding, mold, radon, or other hazards.
Why it matters: These can affect your health or lead to costly repairs.
➤ Homeowners Association (HOA) Disclosures
If the home is in an HOA, you’ll learn the rules, fees, and restrictions.
Why it matters: You’ll want to know what’s allowed before moving in.
➤ Repair and Remodeling History
Covers recent work like new roofs, HVAC systems, or upgrades.
Why it matters: Helps you plan for future repairs and maintenance.
Optional Add-Ons
➤ Home Warranty
You can ask the seller to include a one-year home warranty. It covers major systems like heating, plumbing, and appliances.
Why it matters: If something breaks after closing, the warranty helps cover the cost.
➤ Buyer Agent Compensation
In most cases, the seller pays your agent’s commission. However, rules may vary by state or lender. Your agent will confirm how this is handled in your area.
Why it matters: Understanding how your agent gets paid avoids surprises later.
7Submit the Offer
Once your offer is written and reviewed, your agent will send it to the seller’s agent—or sometimes directly to the seller. Then you wait.
The seller can:
- Accept it as-is
- Reject it completely
- Send back a counteroffer
A counteroffer means the seller didn’t fully accept your original terms but is willing to move forward if certain changes are made. For example, they might want a higher price, a different closing date, or fewer contingencies.
Your agent will help you review the counteroffer and decide what to do next. You can accept it, negotiate further, or walk away. This back-and-forth is a normal part of the process, and your agent will guide you every step of the way.
8Celebrate (Carefully) if Your Offer Is Accepted
Once the seller accepts and signs your offer, it becomes a legally binding contract. You’re officially under contract!
But don’t get too relaxed yet, there’s still more to do before closing. You’ll schedule your inspection, finalize your loan, get the home appraised, and work through your contingency timelines.
Your real estate agent and lender will help guide you through each of those next steps.
Making an offer on a house is one of the most important parts of buying a home. Now that you understand how submitting an offer on a home works and what sellers are looking for, you’re better prepared to make a confident move. Whether you are asking for seller concessions, adding smart contingencies, or including a home warranty, each decision you make plays a role in getting an offer accepted.
We’re here to help you every step of the way.
Questions? Let Us Help
If you have questions about your offer or want help getting started, reach out to us today. We can guide you through your homebuying journey with care and experience.