How to make an offer on a house
The full 5-step process from pre-approval to signed contract — including what goes in the formal offer, how much earnest money to put down, which contingencies to keep, and the counteroffer moves that actually win deals.
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Short answer
How do you make an offer on a house?
Get a verified pre-approval letter, pull weighted comps from the last 90–180 days, set price and terms (earnest money, contingencies, close date), have your agent write the formal purchase agreement, and submit it to the listing agent. Expect at least one counteroffer. The whole sequence usually takes 24–48 hours in a normal market — same-day when there are multiple offers.
Already have a property in mind? See how much to offer on a house for the pricing side of the decision.
The 5 steps
Make an offer on a house in 5 steps
The same workflow a top buyer's agent runs — adapted for buyers who want to understand every move before they sign.
Step 01
Get pre-approved (not just pre-qualified)
A pre-approval letter from a lender — with a verified income and credit pull — is the credibility floor for any offer. Pre-qualification (a soft estimate) is not enough in most markets. Sellers and listing agents discard offers without a pre-approval letter on first read.
Step 02
Pull recent comparable sales
Three to ten sold homes from the last 90–180 days, within ~0.5 miles, similar in size, beds, baths, and condition. This is what defends your price in a counteroffer — and what protects you from overpaying. OfferEdge weighs each comp by recency, proximity, and similarity automatically.
Step 03
Decide price and terms
Set your offer price from the comps, then layer terms: earnest money (1–5% of purchase), contingencies (inspection, financing, appraisal), closing date, and any appraisal-gap commitment. Terms often beat dollar amount in competitive situations.
Step 04
Write and submit the formal offer
Most U.S. states use a standard purchase agreement from the state realtor association. Your agent fills it in, attaches your pre-approval letter, and submits it to the listing agent. Without an agent, a real estate attorney should draft or review the document.
Step 05
Negotiate counteroffers
Expect at least one counter on price, closing date, or repairs. Counter once with your strongest case — anchored on the two or three closest comps. A third round usually signals weakness on whichever side is still moving.
What goes in a written offer
The offer paperwork checklist
Most U.S. states use a standard purchase agreement from the state realtor association. Whether you're writing it through an agent or with an attorney, the same eight items decide whether the offer is taken seriously.
Tip: print this list and check it off before submitting.
Offer-ready checklist
- Pre-approval letter (dated within 60 days)
- Proof of funds for down payment + earnest money
- Comp-based price range with three priced tiers
- Earnest money deposit ready (typically 1–3% of price)
- Decided contingencies: inspection, financing, appraisal windows
- Closing date that works for both buyer and seller
- List of included items (appliances, fixtures, window treatments)
- Offer expiration time (24–72 hours typical)
Avoid these
4 mistakes that sink most first offers
Anchoring on a 'rule of thumb'
There is no universal '5% below list' rule. Comps drive the number, and markets shift too fast for percentages to hold. Walk in with weighted comps from the last 180 days or expect to overpay or lose.
Waiving inspection to win
A waived inspection saves a few days and might win the deal — but a missed $30k foundation issue or roof replacement turns a 'win' into a loss. Shorten the window (5 days) before you waive entirely.
Sending a personal letter to the seller
Increasingly discouraged due to fair-housing concerns. Some agents and states now prohibit them. Compete on price, terms, and financing strength — not biography.
Treating earnest money as 'just a deposit'
Earnest money is at risk the moment you remove contingencies. Match deposit size to market heat, but read every contingency timeline carefully before signing.
Frequently asked questions
Keep reading
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