Buying a home is a huge financial and emotional decision. You’ve been searching for that perfect place, and now you’ve finally found “the one.” But here’s the tricky part—making an offer that actually wins you the house without breaking the bank or losing out to a more attractive offer. In a hot market like Nashville, your strategy can be the difference between celebrating with your new set of keys or going back to square one.
So, how do you put together an offer that stands out from the crowd? Let’s break down the essential do’s and don’ts of making an offer on a home.
✅ Do: Get Pre-Approved Before You Make an Offer
This is step one, and it’s absolutely non-negotiable. Before you even start seriously shopping for homes, you need to have a pre-approval letter from a lender. It’s basically your proof that you’re financially ready to buy and can close the deal without delays. Sellers will almost always prioritize pre-approved buyers over those who haven’t secured financing.
Think of it this way—if you were selling your home, would you gamble on someone who might not even be able to afford it? Exactly.
Pro Tip: Pre-approval isn’t just a nice thing to have—it’s a necessity. If you want your offer to be taken seriously, make sure you have that pre-approval letter in hand before you start making offers.
❌ Don’t: Make a Lowball Offer Just to “See What Happens”
Sure, you want a good deal. Who doesn’t? But offering way below market value just to test the waters is usually a losing strategy. If your offer is significantly below what the seller is asking, they might not even bother countering. Worse yet, you could miss out on the property altogether while another buyer swoops in with a stronger offer.
Instead, work with your real estate agent (that’s where I come in!) to review recent comparable sales—aka “comps”—in the area. This will help you put together a fair, strategic offer that has a real chance of being accepted.
✅ Do: Consider More Than Just the Price
The highest offer doesn’t always win. Surprised? Well, sellers often care about other terms just as much as the final sale price. Things like a flexible closing date, fewer contingencies, or a larger earnest money deposit can make your offer more appealing without even having to raise the price.
For example, if a seller is in a hurry to move, offering a quicker closing timeline can put you ahead—even if you’re not the highest bidder. Or, if you’re willing to put down a larger earnest money deposit, that could show the seller you’re truly committed.
❌ Don’t: Skip the Home Inspection (Even in a Competitive Market)
It’s tempting to waive the home inspection when you’re up against multiple offers. And sure, waiving it can make your offer look more attractive. But let’s be real—this can be a huge mistake. Even if the home looks flawless, there could be hidden issues that end up costing you thousands down the road.
If you really want to strengthen your offer without skipping the inspection entirely, consider modifying the terms instead.
Here are some ways to make your offer more appealing:
• Shorten the inspection period. (Five days instead of ten shows you’re serious about moving quickly.)
• Cover minor repairs yourself. Agree to handle fixes below a certain amount, like $1,000.
• Do an informational inspection. This means you still get the report but won’t ask the seller to make repairs, giving them peace of mind.
These tactics allow you to protect yourself while still remaining competitive.
✅ Do: Include an Earnest Money Deposit
Think of earnest money as a gesture of good faith. It’s a deposit that shows the seller you’re serious about buying their property. It’s typically around 1-3% of the purchase price and is held in escrow until closing.
In competitive markets like Nashville, offering a higher-than-average earnest money deposit can help your offer stand out. It tells the seller you’re committed, and it gives them a sense of security.
Just keep in mind that if you back out of the deal without a valid reason—like a failed inspection or financing issue—you could lose this money. So, make sure you’re fully committed before you put down a significant deposit.
❌ Don’t: Ignore Your Budget Just to Win the Deal
It’s easy to fall in love with a house and get caught up in the heat of a bidding war. But going over your budget just to beat out other buyers can lead to serious financial stress down the line.
Overpaying could mean higher monthly payments, a tougher time building equity, or even jeopardizing your financial stability. Before making an offer, set a firm maximum budget and stick to it. No dream house is worth putting yourself in a financial nightmare.
✅ Do: Work With an Experienced Agent
Buying a home is exciting, but let’s not sugarcoat it—it’s also a complicated process filled with negotiations, contracts, and tight deadlines. Having a skilled real estate agent on your side makes all the difference.
Final Thoughts
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I hope to help you create a strategy that wins you the home of your dreams without the stress!
