Making an offer.

Buyer journey · Step 3 · November 6, 2026

How does an offer actually work?

An offer is a written contract proposal: the price, the earnest money, the closing date, and the contingencies you want protected by. Your agent presents it to the seller's agent, and the seller can accept, counter, or reject it. In practice, most offers are negotiated once or twice before both sides sign. The offer is not a wish; it is a legal document, and every line in it matters, which is why I walk buyers through each term before anything is submitted.

What is earnest money and how much is normal?

Earnest money is the deposit you put down with your offer to show the seller you are serious. It is credited toward your purchase at closing, and you get it back if the deal falls apart for an allowed reason, like a failed inspection or financing contingency. How much is normal depends on the market and the price point, and I will tell you what is customary for the specific situation rather than quoting a blanket number. In a competitive market, a larger deposit can strengthen your offer; it is a signal, not a bribe.

What are contingencies and why do they matter?

A contingency is a condition that must be met for the deal to proceed. The common ones are financing, appraisal, and inspection: financing lets you back out if your loan does not come through, appraisal protects you if the home appraises below the price, and inspection gives you the right to investigate the property and respond to what you find. Contingencies are your exit lanes, and they are also negotiation tools. Waiving one can make an offer more competitive, but it also removes protection, so it should only happen with clear eyes on the risk. I never push a buyer to waive something they are not comfortable waiving.

What should you expect from negotiations?

Expect a back-and-forth on price, terms, or both, and expect it to be calm if your offer is well built. A seller who counters is a seller who wants to deal. The negotiation is about finding the number and terms both sides can live with, and the strongest position is a pre-approval, comparable sales data, and a clear sense of what the home is worth to you. I handle the back-and-forth so you never argue with the seller directly, and I tell you honestly when a counter is fair and when it is not.

How is making an offer different in Oregon vs Idaho?

The two markets move at different speeds, and the same offer strategy does not fit both. The Treasure Valley is lean and fast: well-priced homes can attract multiple offers within days, so decisiveness and strong financing win. The Portland Metro has more inventory and more negotiating room in recent years, so buyers can be selective and still move on the right home. Contract forms, inspection timelines, and some closing customs differ between the states too, which is where holding licenses in both matters. Paul structures each offer around the market it is written for.