Buyer Resources
Making an Offer
How to craft a competitive, well-structured offer — and what happens after you submit it.
Offer Strategy
What Goes Into
a Winning Offer
An offer is more than a number. It's a contract proposal that balances price, terms, protections, and timing — all of which matter to a seller. Understanding each element lets you make stronger offers with confidence.
Purchase Price
The offer price is informed by comparable sales (comps) — recently sold homes with similar size, condition, and location. In a seller's market with low inventory, offering at or above list price is often necessary. In a balanced market, there may be room to negotiate. Your agent will run a comparative market analysis before you write.
Earnest Money Deposit
The earnest money deposit (EMD) is a good-faith payment made within 3 business days of an accepted offer. Typically 1–3% of the purchase price, it demonstrates you're serious. The deposit is held in escrow and applied toward your down payment at close. It can be at risk if you back out without a valid contingency reason.
Contingencies
Contingencies protect you. The standard California purchase agreement includes inspection (17 days), loan (21 days), and appraisal contingencies. Each gives you a defined window to investigate and, if something goes wrong, cancel and recover your deposit. In competitive situations, buyers sometimes waive contingencies — understand the risk before doing so.
Closing Timeline
A standard California escrow takes 30–45 days. If the seller needs more time to move or wants a faster close, flexibility here can strengthen your offer without costing you money. If you're paying cash, a 14–21 day close is possible and highly attractive to sellers.
Personal Property & Inclusions
Fixtures — lighting, built-in appliances, window treatments — are typically included. Detachable items like refrigerators, washers, and dryers require explicit inclusion in the contract. If you fell in love with the outdoor furniture or the custom wine fridge, it needs to be in the offer. Don't assume.
Seller Concessions
You can ask the seller to contribute toward your closing costs (typically up to 3% of the price on conventional loans). In a buyer's market this is common; in a seller's market, it can weaken an offer. Your agent will advise on whether to request concessions based on current market conditions.
After Your Offer Is Accepted
What Happens Next
Escrow Opens
A neutral escrow company receives your deposit and begins coordinating all parties.
Inspections Begin
You have typically 17 days to complete all property inspections and review disclosures.
Loan Processing
Your lender orders an appraisal and processes your loan through underwriting.
Need Offer Advice?
Ahu Negotiates on Your Behalf
Every offer is a negotiation. Ahu's track record of successful transactions means you have an experienced strategist in your corner.
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