How To Make Your Offer Stand Out Without Overpaying

Are you ready to make an offer but wondering if it’s strong enough to get accepted?

First, congratulations! Making an offer is an exciting step, but before you rush to submit it, I want you to follow a simple formula that has helped hundreds of my clients successfully purchase property here in Southwest Florida.

And no, it doesn’t automatically start with raising the price.

Step 1: Call the listing agent and ask questions. This sounds simple, but it is one of the most overlooked steps. Before submitting an offer, call the listing agent and ask questions like:

• Where is the seller moving?
• What is their ideal timeline to close?
• Have they received any offers yet?

Then stop talking and listen. In my 25 years of experience, when you ask thoughtful questions and really listen, you often learn much more than you expected. That extra information can be extremely helpful when structuring your offer and negotiating terms.

Step 2: Check the comparable sales. Look at recent sales in the immediate neighborhood. Are homes selling quickly, or are there active listings that have been sitting without offers? Pay attention to how long this specific property has been on the market. Was it just listed, or has it been available for several months without selling?

These details tell a story. You also want to compare the asking price to similar homes that have actually closed. Is the price aligned with recent sales, or is it noticeably higher than what buyers have been willing to pay?

Keep this in mind: value is not determined by what a seller hopes to get. Value is what a buyer has recently paid or is willing to pay in today’s market.

Step 3: Submit a thoughtful offer based on facts. Once you’ve done your homework, it’s time to structure the offer.

Depending on the market, I may advise buyers to start 10% to 15% below the asking price. That does not mean you will get it at that price. It also does not mean the seller will respond favorably every time. But you have to start somewhere.

You can always go up. You cannot go down.

If you are financing the purchase, always include a pre-approval letter with your lender’s contact information. I strongly recommend encouraging the listing agent to call the lender. It shows you are serious and ready to move forward.

If you are paying cash, include a proof of funds letter with the offer. Do not wait to be asked. It carries weight with both the seller and the listing agent.

Earnest money matters. I typically suggest at least 5% to as much as 10%, depending on the situation. You can also stagger the deposit.

For example, provide a smaller amount with the offer and then increase it after inspections or financing contingencies are satisfied.

That shows good faith and demonstrates that you are committed to the transaction.

If you are absolutely determined to purchase the home, you could even consider a nonrefundable deposit. That is a serious move and should be discussed carefully, but it can send a strong message.

Keep contingencies tight. Most buyers will include an inspection contingency and possibly a financing contingency. Keep the inspection period short, ideally 7 to 10 days. Inspectors are busy, but it is realistic to complete inspections within that timeframe.

For financing, if you already have a solid pre-approval, the loan process should be completed in about 20 to 21 days. A shorter contingency period shows the seller you are not looking to waste time.

Once the offer is built, have your agent send a short, direct email summarizing the key terms. Something simple like:

Attached is the offer we discussed. The offer is at 90% of the list price, with a seven-day inspection period and a 30-day closing. My buyers can be flexible if the seller needs additional time. Please confirm receipt.

Make sure the email is clear; respectful communication makes a difference.

Winning an offer is not always about being the highest bidder. It is about showing the seller that you are prepared, financially solid, and easy to work with.

If you are thinking about making an offer or buying property here in Southwest Florida, feel free to schedule a free strategy call with me. I would be happy to walk you through the process. Reach out by calling (239) 444-6100 or sending a message to cory@thecorylauergroup.com.

Structure, timing, and the right strategy can put you in a much stronger position. Let’s make sure your next offer gives you the best possible chance to win.