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Hole 12 · Back Nine — Execute

Offers

A competitive offer is built from price, contingencies, earnest money, and timing — not just the highest number. This hole explains each lever you control when you write an offer and how they combine to signal seriousness to a seller without overpaying.

8 min read · Free, no signup

Written by Isaac Ortiz · Real Estate Broker · Compass | NWMLS #146754

Price is the headline, not the whole offer

A seller comparing offers is weighing net proceeds, closing timeline, earnest money, contingency risk, and financing strength — not just the top-line number. A slightly lower offer with fully underwritten financing, strong earnest money, and a clean timeline can beat a higher offer that's thinner on every other lever.

  • Net proceeds, timeline, earnest money, contingency risk, and financing strength all factor in.
  • A clean, well-structured offer can beat a higher, messier one.
  • Price matters a lot — but it's rarely the only thing that decides a multiple-offer situation.

Earnest money is a deposit, and a signal

Earnest money is a good-faith deposit applied toward your down payment at closing, not an extra cost. The amount you put up also signals how committed you are — a thin deposit reads as weak next to a stronger one from a competing buyer. Put up what you're genuinely comfortable potentially losing if a contingency decision doesn't go your way.

  • It's applied toward your down payment at closing — not a separate expense.
  • A stronger deposit signals commitment to a seller weighing multiple offers.
  • Only commit an amount you'd be comfortable potentially losing on a contingency waiver.

Every contingency you waive removes a protection, not just paperwork

Inspection, financing, and appraisal contingencies each protect your earnest money and your ability to walk away. Waiving one can make your offer more competitive, but you take on the risk it covered — a waived inspection means you own whatever the home reveals after closing. Decide your limits before you're in a live multiple-offer situation.

  • Each contingency is a specific protection, not a formality.
  • Waiving one transfers that specific risk to you.
  • Decide your walk-away lines before you're under offer-deadline pressure.

Timing and terms close deals that price alone can't

A closing date that matches the seller's move plans, a flexible possession date, or fewer conditions on your offer can matter as much as an extra few thousand dollars. Structure every lever together — price, earnest money, contingencies, and timing — instead of relying on price alone, and confirm your monthly payment at your offer price before you submit.

  • Closing timeline and possession terms can outweigh a modest price gap.
  • Every lever (price, earnest money, contingencies, timing) works together, not alone.
  • Confirm your real monthly payment at your offer price before you submit.

Mastery check

Prove it out before you move on.

Caddie

Before you play through — quick read of the green:

4 quick questions. Get all but one right and this hole is marked played. Unlimited retries — there's no penalty for missing one.

Question 1 of 4

What do sellers evaluate beyond the top-line price?

Question 2 of 4

Is earnest money an extra cost on top of your down payment?

Question 3 of 4

What's the real trade-off of waiving a contingency?

Question 4 of 4

Besides price, what else can make an offer more competitive?

Still stuck? Ask the Caddie.

Hole 11: Touring & EvaluatingHole 13: Negotiation