The Art of the Offer

Tips

Mar 17

What to Include (and Avoid)

So, you’ve found the house—and now it’s time to make a move. But writing a strong offer isn’t just about picking a price and crossing your fingers. The housing market, the seller’s goals, and even small details in your paperwork can all influence whether your offer gets a second glance—or a quick pass.

Let’s break down how we help you craft an offer that’s not only competitive but also smart and respectful.

First: Let the Market Be Your Guide

The way we write your offer depends a lot on the type of market we’re in.

In a seller’s market, homes move fast, and competition is fierce. That means we’ll need to act quickly and make your offer shine. How do we do that? By recommending a competitive price, minimizing contingencies, and showing financial strength with a solid earnest money deposit and down payment. We’ll also make sure everything’s ready to go—because when homes fly off the market, speed matters.

In a buyer’s or balanced market, we might have more breathing room. There could be opportunities to negotiate on price, repairs, or closing terms. Even so, we’ll always start by figuring out what matters most to the seller—whether it’s timing, certain terms, or even a bit of breathing room before they move out. From there, we’ll craft an offer that meets their goals while protecting yours.

No two situations are exactly the same, which is why your offer will always be tailored to fit—not just fill in the blanks.

What Not to Do: Avoiding Common Offer Pitfalls

Just as important as what to include is knowing what not to do. Some things that might feel harmless can actually send up red flags for sellers. Here are a few examples:

Lowballing (more than 10% below asking) – Even in a cooler market, a deeply discounted offer can come across as dismissive of the home’s value. It might close the door before we even get to the table.
Asking for personal property – That vintage armoire or perfect patio set might be dreamy, but asking for it can complicate negotiations or make sellers uncomfortable.
Being inflexible with timelines – If a seller needs a quick close (or a little extra time), being rigid about your preferred closing date could work against you.
Overloading the offer with contingencies – It’s okay to protect your interests, but too many conditions can feel overwhelming or risky to a seller.
Skipping pre-approval – This one’s big. Coming in without a mortgage pre-approval makes it harder for the seller to take your offer seriously, no matter how charming we are.

We’ll help you walk that line—staying competitive without overreaching, and assertive without being off-putting.

Ready to Write Your Offer?

We love this part—crafting a strong, clean offer that reflects your goals and gives the seller confidence in you as a buyer. Along with the offer itself, we always write a compelling cover letter that highlights what makes you a great fit for the home and what you genuinely loved most about it. Sellers can feel the difference when an offer is personal and heartfelt—and that can make all the difference. With a thoughtful strategy and our guidance every step of the way, we’ll make sure your offer puts your best foot forward.

Schedule a free consult

Let’s Make Your Next Offer a Great One

Whether you’re just starting to look or already have your eye on a home, we’re here to help you navigate the market and write offers that get results. Call or text us at 503-951-8547 to connect—we’d love to hear what you’re looking for.