Short answerDecide your walk away price from comparable sales and condition before you write. Then compete on terms as well as price: a strong approval, reasonable inspection terms, a closing date the seller wants, solid earnest money, and a clear plan for an appraisal gap you can afford. Do not stretch past what the house is worth to you.
Terms that matter
- Fully underwritten or strong preapproval.
- A closing date that fits the seller.
- Inspection terms focused on major issues.
- Earnest money that shows commitment.
- An appraisal plan that fits your cash.
Related: deciding what to offer.
Frequently asked questions
Should I waive inspections to win?
That shifts all condition risk to you. Consider keeping an inspection focused on major items.
What is an escalation clause?
A term that raises your price above competing offers up to a cap. Ask your agent whether it fits your situation.
Keep reading
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email [email protected].
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.