How long does it take to make an offer on a house?

The offer itself takes 30–60 minutes to write once you have your numbers ready. The decision-making — comp analysis, financing terms, contingency strategy — is where most buyers spend hours. A typical end-to-end timeline from listing visit to submitted offer is 24–48 hours in a normal market, or same-day in a hot market with multiple offers.

Can I make an offer on a house without a realtor?

Yes. You'll need the state's standard purchase agreement, a comp analysis to justify your price, proof of funds or a pre-approval letter, and earnest money ready to deposit. A real estate attorney is strongly recommended in attorney-state transactions. The trade-off: you save the buyer-agent commission but take on the negotiation and paperwork risk yourself.

What goes in a written offer on a house?

A complete offer includes: offered price, earnest money amount, financing terms (cash or mortgage type and pre-approval letter), contingencies (inspection, financing, appraisal), closing date, possession date, what's included (appliances, fixtures), seller concessions if any, and an expiration time. Most U.S. states use a standard association-of-realtors purchase agreement that captures all of this.

How much earnest money should I include with my offer?

1–3% of the purchase price is standard. In hot markets with multiple offers, 3–5% signals serious intent. Earnest money is credited toward your down payment at closing, but you can forfeit it if you back out without a valid contingency. Match the deposit to the competition level you're facing.

Should I write an offer letter to the seller?

Generally no. Personal 'love letters' to sellers are increasingly discouraged because they can introduce fair-housing risk. Some agents and states now prohibit them entirely. A strong offer wins on numbers and terms — price, financing strength, deposit, flexible close — not on a personal story.

What contingencies should my offer include?

Standard contingencies are inspection (5–10 days to review the home), financing (10–21 days for loan approval), and appraisal (the home must value at or above purchase price). In competitive markets, buyers often shorten inspection periods or add an appraisal-gap clause rather than waiving contingencies entirely — waiving puts your earnest money at risk.

How long does the seller have to respond to my offer?

Most offers include an expiration of 24–72 hours. Sellers can accept, reject, or counter. In multiple-offer situations, listing agents typically set a deadline ('highest and best by Sunday 8pm') and respond shortly after. If the seller doesn't respond by the expiration, your offer is automatically withdrawn.

What happens after my offer is accepted?

You'll deposit earnest money (usually within 1–3 business days), schedule the inspection, lock your mortgage rate, and start the appraisal. The typical timeline from acceptance to closing is 30–45 days for financed deals and 14–21 days for cash. Your agent or attorney will coordinate the paperwork and contingency removals.

Can I back out of an offer after it's accepted?

Yes — if you back out within a contingency window (inspection, financing, appraisal), your earnest money is returned. If you back out outside contingencies or after they've been waived, you generally forfeit the earnest money and may face additional liability for the seller's damages. Always rely on contingencies, not handshakes, for an exit.

What is the best home buying offer strategy?

The strongest offer strategy is comp-anchored price + terms tailored to market temperature. In a balanced market, anchor on weighted comps from the last 90–180 days and offer within ±2% of list. In a hot market, lead with terms (appraisal-gap clause, larger earnest deposit, flexible close) before pushing price 1–5% over list. In a cooling market with 46+ days on market, open 3–7% under list with full standard contingencies. The three OfferEdge strategies — Conservative, Market, Aggressive — make those trade-offs explicit so you pick with eyes open instead of guessing.

What home buying negotiation tactics actually work?

Five tactics consistently move sellers: (1) anchor every counter on two or three closest comps — never opinion, (2) use an appraisal-gap clause to neutralize the appraisal contingency in competitive bids, (3) offer flexible possession (rent-back of 30–60 days) when the seller hasn't bought their next home, (4) shorten contingency windows (5-day inspection vs. 10) rather than waiving them, and (5) submit a clean, pre-approved package with proof of funds attached. Personal letters and back-and-forth haggling rarely work; structure and terms do.

2026 step-by-step guide

How to make an offer on a house

Q: How do you make an offer on a house?

Five steps: (1) get pre-approved for financing, (2) pull recent comparable sales to set a defensible price, (3) decide your terms — earnest money, contingencies, closing date, (4) have your agent write and submit the formal offer (most states use a standard purchase agreement), and (5) negotiate counteroffers until both parties sign. OfferEdge automates steps 2 and 3 in about five minutes.

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.

Got the process — need the number?

Knowing how to make an offer is half the battle. Knowing how much to offer is the other half. OfferEdge produces a defensible price range, three priced tiers, and a ready-to-paste negotiation script in about five minutes.

Frequently asked questions

Keep reading

Everything else you need to price, present, and win the offer.

How to make an offer on a house

How do you make an offer on a house?

Make an offer on a house in 5 steps

Get pre-approved (not just pre-qualified)

Pull recent comparable sales

Decide price and terms

Write and submit the formal offer

Negotiate counteroffers

The offer paperwork checklist

4 mistakes that sink most first offers

Anchoring on a 'rule of thumb'

Waiving inspection to win

Sending a personal letter to the seller

Treating earnest money as 'just a deposit'

Got the process — need the number?

Frequently asked questions

How much to offer on a house

Comparative market analysis (CMA)

How to get a CMA

Appraisal gap coverage

How much do sellers come down?

OfferEdge features

Agent pricing

We value your privacy

How to make an offer on a house

How do you make an offer on a house?

Make an offer on a house in 5 steps

Get pre-approved (not just pre-qualified)

Pull recent comparable sales

Decide price and terms

Write and submit the formal offer

Negotiate counteroffers

The offer paperwork checklist

4 mistakes that sink most first offers

Anchoring on a 'rule of thumb'

Waiving inspection to win

Sending a personal letter to the seller

Treating earnest money as 'just a deposit'

Got the process — need the number?

Frequently asked questions

How do you make an offer on a house?

How long does it take to make an offer on a house?

Can I make an offer on a house without a realtor?

What goes in a written offer on a house?

How much earnest money should I include with my offer?

Should I write an offer letter to the seller?

What contingencies should my offer include?

How long does the seller have to respond to my offer?

What happens after my offer is accepted?

Can I back out of an offer after it's accepted?

What is the best home buying offer strategy?

What home buying negotiation tactics actually work?

Related guides

How much to offer on a house

Comparative market analysis (CMA)

How to get a CMA

Appraisal gap coverage

How much do sellers come down?

OfferEdge features

Agent pricing

We value your privacy