Making an Offer on a House: A Guide for First-Time Buyers

Buying a home is exciting, but I know making an offer can feel overwhelming for you.

Your offer is more than just a price.

It communicates your seriousness, your terms, and your protections as a buyer. Knowing how to structure it can help you compete in the market while protecting your interests.

What is an Offer and Why You Should Make One

An offer is your formal proposal to buy a home.

It tells the seller what price you’re willing to pay and under what terms.

Once the seller accepts it, the offer becomes a binding agreement that moves the deal toward closing.

Making an offer is the step that turns your home search into a real possibility. Without it, you’re just another interested buyer.

You’re showing the seller that you’re serious, ready, and financially prepared when you submit an offer. It also gives you control. You take the first move which is to set the tone for negotiation.

A smart offer doesn’t always mean offering the highest price. It’s about presenting fair terms, showing commitment, and positioning yourself as the buyer the seller can count on to close.

How to Actually Make an Offer

Making an offer involves several key steps:

1. Decide on your offer price. Work with your agent to set a competitive price based on comparable homes, market conditions, and your budget.

2. Determine your contingencies. Include protections like home inspection, appraisal, and financing if needed.

3. Prepare the purchase agreement. Your agent will draft the formal offer, including price, contingencies, closing date, and the earnest money deposit.

4. Write an offer letter. This personal note to the seller can make your offer more appealing. Share why you love the home, highlight your readiness to close, and explain any flexibility in terms. A thoughtful letter can help your offer stand out.

5. Submit the offer. Your agent sends it to the seller’s agent for review.

6. Review counteroffers. If the seller responds with changes, your agent helps you decide whether to accept, negotiate, or walk away.

7. Finalize the agreement. Once both sides agree, you move forward with inspections, mortgage approval, and closing.

How to Write an Offer Letter for a House

An offer letter is your chance to connect with the seller on a personal level.

Keep it concise and focused, usually no longer than one page.

Make sure to include these points:

• Introduce yourself. Share a bit about who you are and why you’re interested in the home.
• Explain why you love the home. Highlight features you like the most or aspects that matter to you.
• Show your readiness. Mention if you’re pre-approved for a mortgage or can provide proof of funds if paying cash.
• Be genuine but brief. Focus on key points that make your offer compelling.

A strong offer letter can make your bid more memorable and sometimes tip the scales in your favor if multiple buyers are competing.

Sample Offer Letter for Buying a House

Here’s a simple example of what your offer letter could look like.

Use it to introduce yourself to the seller and explain why you’re interested in their home. Personalize your offer letter to help make it really stand out.

Home Offer Letter Template

Here’s a template you can use as a basis.

You can copy, paste, and edit it as much as you like to make it more personal. We know homebuying can be stressful and we want to make it as easy as possible for you.

⬇️ Copy + Paste + Personalize ⬇️

[Seller’s Name]
[Property Address]
[City, State, ZIP]

[Date]

Dear [Seller’s Name],

I am writing to submit an offer to purchase your home at [Property Address].

From the moment I saw your home, I knew it was the right fit for me and my family. The layout, natural light, and neighborhood are exactly what we have been looking for, and we can truly see ourselves making memories here.

I have included an offer of $[Offer Amount] with a proposed closing date of [Closing Date]. I am prepared to provide the required earnest money deposit and have been pre-approved for a mortgage so financing is ready and in place.

We understand that selling a home can be emotional and I want to express that we would take great care of your home and honor the history and character it holds.

We hope this offer reflects our serious interest and commitment to making this purchase as smooth as possible.

Thank you for considering my offer.

I look forward to the possibility of calling [Home Address] my new home.

Sincerely,
[Your Name]
[Email Address]
[Phone Number]
[Your Address]
[City, State, ZIP]

⬆️ Copy + Paste + Personalize ⬆️

Before You Make an Offer

Before submitting an offer, make sure you understand your budget, financing options, and which contingencies matter most.

Being prepared helps you make a competitive offer and protects your interests.

Talk with your agent about how aggressive to be on price, how to structure contingencies, and how an offer letter can strengthen your bid.

We hope your offer gets accepted! ✨

FAQs About Making an Offer on a House

Is it rude to offer below asking price?

No, it’s not rude to offer below asking price as long as your offer is reasonable.

Sellers expect some negotiation. If the home has been on the market for a while or needs repairs, a lower offer can make sense. Just be respectful and back up your price with logic like recent comparable sales or needed updates.

Can I offer 20% below asking price?

You can, but it depends on the situation.

Offering 20% below asking usually only works if the property is overpriced, has been sitting on the market for months, or needs major work.

In a competitive market, such a low offer may not be taken seriously. A better approach is to research recent sales in the area and base your offer on real data.

What is the correct way to make an offer?

You make an offer through your real estate agent, who will prepare and submit it to the seller or their agent in writing.

The offer includes your proposed price, contingencies, and terms like closing date and deposit. Once submitted, the seller can accept, reject, or counter your offer.

What is the 3-3-3 rule in real estate?

The 3-3-3 rule is an informal guideline for buyers:

• 3 months to find the right property
• 3 weeks to get an accepted offer
• 3 days to make a decision once you find “the one.”

It’s not a strict rule, but it helps buyers stay realistic and act decisively in a fast-moving market.

Can you outbid an accepted offer?

Once a seller accepts an offer, the home is under contract, and you generally can’t outbid it.

However, if that deal falls through (because of financing, inspection, or other issues) the seller may reopen the listing. Until then, it’s better to focus on other opportunities or submit a backup offer in case the first one fails.

Why Homebuyers Are Choosing Commission Rebates

More buyers are turning to WithJoy.AI to save money when purchasing a home.

You can get a significant portion of your buyer agent’s commission refunded, sometimes thousands of dollars back at closing, by working with local agents through our platform.

If you’re ready to make an offer and get the most value from your home purchase, WithJoy.AI helps you connect with trusted agents in PA and WA while keeping more money in your pocket.

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