How to Make an Offer on a Home (Step-by-step guide) 

Putting in an offer on a house can feel equal parts exhilarating and nerve-wracking — but it doesn’t have to be mysterious. With the right prep, strategy, and mindset, you can approach this stage confidently. Below is a roadmap that walks you through what to know, what to include, and how to handle the next steps. Let’s get into it.

1. Get Ready Before You Submit an Offer

Find the Right Home (and Know What You Want)

Start by narrowing down your must-haves and nice-to-haves. Look at homes in the neighborhoods you love. Visit open houses. Talk to people who live there. The more clarity you have about your priorities (number of bedrooms, yard size, proximity to amenities, etc.), the more intentional your offer can be.

Also, partner with a real estate agent who knows your target area well. Their insight will help you spot red flags and hidden value in listings.

Understand Your Financial Picture

You don’t want to fall in love with a house outside your reach. Before making any offer:

• Review your income, savings, and ongoing expenses

• Estimate homeownership costs beyond the mortgage (property taxes, insurance, maintenance, maybe HOA fees)

• Be realistic and leave wiggle room (unexpected repairs happen)

Secure a Mortgage Pre-Approval

A pre-approval letter sends a strong signal to sellers: you’re serious, and financing is likely in place. It gives you grounding for your offer. Note: “pre-qualification” is more informal; “pre-approval” involves document verification. Always aim for the stronger proof.

Research Comparable Sales & Fair Value

You’ll want to base your offer on real data, not just emotion. Look at recent sales of homes similar to the one you’re eyeing (size, condition, age, location). Your agent can help you adjust for differences (e.g. lot size, upgrades, amenities). Sometimes it’s better to make a slightly lower offer if the comps support it — or be competitive if the market demands.

Decide Which Contingencies to Include

Contingencies are conditions that allow you to back out under certain circumstances (e.g. failed inspection, financing falls through, appraisal lower than expected). They're your safety net — but including too many can weaken your offer in a competitive market. Work with your agent to weigh which ones are essential and which might be worth minimizing or omitting (if you’re comfortable with the risk).

2. Crafting the Offer

Write the Offer (With Your Agent’s Help)

In most places, there’s a standard purchase agreement form. The key parts you’ll include:

• Property address

• Your offered purchase price

• Earnest money deposit (shows you’re serious)

• Desired closing date

• Any contingencies (inspection, financing, etc.)

• What stays with the house (fixtures, appliances, etc.)

• Offer expiration date (how long the seller has to respond)

Be Clear About Terms & Flexibility

Terms can sometimes matter more than numbers. For example:

• Are you flexible on move-in dates?

• Can you close quickly if the seller wants to move fast?

• Do you have wiggle room to adjust minor items if negotiations come?

A clean, simple, and transparent offer often stands out over one loaded with conditions.

Attach Proofs

To make your offer stronger, include:

• Mortgage pre-approval letter

• Proof of funds (for down payment or earnest money)

These give the seller confidence that you can follow through.

Submit the Offer

Your agent will submit everything to the seller or the listing agent. Once it’s in, the waiting game begins.

3. What Happens After the Offer

Seller’s Possible Responses

Once your offer is on the table, the seller can:

• Accept it — Great! You move forward toward closing.

• Counteroffer — They propose changes (higher price, different terms, etc.).

• Reject it — Disappointing, but not the end of the world. You learn, adjust, and try again elsewhere.

Negotiation

If there’s a counteroffer, work closely with your agent to decide whether to accept, reject, or propose something new. Sometimes it’s a back-and-forth dance; other times quick resolution is possible.

Reaching Agreement & Moving On

Once both sides agree on all points, the contract becomes binding — the property goes “under contract” or “pending.” From here, you proceed to:

• Home inspection

• Appraisal

• Final mortgage approval

If all those check out (and your contingencies are satisfied), you’ll be closing — typically around 30 to 45 days later (though that varies by market).

Final Thoughts & Tips

• The best offer isn’t always the highest price — it’s the one with the right terms, clean structure, and strong backing.

• Be strategic. Know when to push and when to be flexible.

• Your agent is your advocate; lean on their experience in your area.

• Stay patient. Sometimes you win, sometimes you don’t — but you’ll get closer each time.