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Step 8: MAKING AN OFFER ON A HOUSE AND GETTING IT ACCEPTED

Once you’ve found the home that you want to buy, you will need to make an offer to the seller. How do you go about making an offer on a house? What is a good offer and how do you get it accepted? A good real estate agent will help you prepare and negotiate so you can make an offer that considers all of the factors that are important to you and the seller.

Preparing for Making an Offer on a House

How do you decide on how much to offer on a home? It isn’t as simple as just looking at the asking price. Making an offer on a house – a successful offer – requires that you plan with your real estate agent and prepare so that you have the best chance of having your offer accepted.

There is always some amount of give and take during the deal. If you prepare in advance, you can avoid unnecessary frustration that comes with multiple rounds of negotiating. This experience can be intimidating to a first time home buyer. The good news is that a little bit of preparation can help you get most of what you want.

You need to have a good understanding of the market. Your agent should be able to tell you the general market conditions in Arizona (is it a “buyer’s market” or a “seller’s market”) and also provide specific information about recent sales of home comparable to your target. You will need to consider the asking price, how long the property has been on the market and whether the price has come down during that time.

Walk through the home again. Make sure that it is to your standard and see if anything new stands out and moves up or down on your list of desired features. Also, look at the age and condition of the home and see how they will impact your offer. Have your agent talk to the seller’s agents to get a feel for their priorities and appetite for making repairs. This will help put you in a better position for negotiating.

You should spend time in the neighborhood where the home is located, be very observant and take notes. This will be your community and you will be a part of it. It will impact the quality of your living. Watch to see if people are friendly, watch to see how traffic flows and watch to see if people take care of their yards. You should talk to the local police department about crime rates. Ask questions. Because if you are going to live there, you should know.

Make sure that you and your real estate agent are in agreement on what you plan to offer. Your agent must know your top priorities. Your agent should always have your best interest in mind. However, you won’t get anything that you want if the seller rejects your offer or accepts someone else’s offer. Part of your preparation must be to figure out the seller’s priorities so you can understand the negotiation points.

Negotiating the Offer

Negotiating the offer can be the trickiest part of buying a home and a little creativity can go a long way. Negotiating informally starts when your agent enters into communication with the seller’s agent and officially takes place between the time that your offer is submitted in writing and when it is accepted. That’s why it’s important to have a high caliber real estate agent who has had previous success with regards to making an offer to buy a house and working through many different scenarios.

Hopefully, by researching the market, neighborhood, the property condition, and the value of the home, you will be able to come as close to the seller’s price as possible. If you have been able to find out the seller’s priorities, you will be able to potentially avoid obstacles. Your agent should be communicating with the seller’s agent to find out as much about the seller’s priorities as possible and to let them know if you intend to formally submit an offer to buy the home.

Here are some of the key elements in the purchase agreement that will be part of the negotiating process when making an offer on a house.

  • The purchase price
  • The closing and possession dates
  • The length of time of the inspection period
  • The amount you are asking the seller to pay for your closing costs
  • The amount of earnest money deposit you will provide
  • Whether or not the earnest money deposit is refundable (you can negotiate amount and timing)
  • Inclusion of certain fixtures and personal property
  • Who will pay for the appraisal
  • What title and escrow company that will be used
  • Paying for a home warranty
  • Paying for HOA-related fees
  • Payment for repairs

Making an Offer On a House

After completing your research, you will be ready to make an offer on your first home. Your agent will prepare the documents needed for officially making an offer on a house.  You need to review the documents and make sure that they properly presents your best interests. You will sign the purchase offer and your agent will present it to the seller’s agent along with your mortgage pre-approval letter. Usually, the seller will have a few days to make a decision.

Here is a sample of the most commonly used residential real estate purchase contract in Arizona.

You need to clearly understand that once signed by both parties, your purchase offer becomes a purchase contract. You are legally bound to honor the agreement. If you breach the contract you will probably lose your earnest money deposit. It is even possible that if the seller can sue you if she or she believes that your breach has caused him or her to suffer losses. As such, you need to communicate any changes in your circumstances that would cause you to not honor the purchase contract. You also need to know that there are certain contingencies included in the purchase contract that allow you back out of the contract under certain circumstances.

Two common contingencies that exist in the commonly used Arizona residential real estate contract are as follows:

  • Loan Contingency – This allows you to cancel the contract and get your earnest money back if your loan is declined up to 3 days prior to the close of escrow date.
  • Appraisal Contingency – This allows you to cancel the contract if the appraised value of the home is lower than the purchase price.

The Seller’s Response to Your Offer

After you present your written offer to the seller, her or she can:

  • accept your offer,
  • make a counteroffer (an offer made in response to your offer) or
  • reject your offer.

Congratulations! Your Offer Was Accepted

As mentioned above, once you and the seller have agreed to all terms in writing, the signed purchase and sale agreement becomes a legally binding contract. You will be expected to follow through on all terms of the transaction and not change your mind after your offer has been accepted by the seller.

You will be expected to provide an earnest money deposit when making the offer. An earnest money deposit is required to show that you are committed to buying the house. This deposit will be held by the escrow/title company until loan closing and can be applied toward your total required cash to close.

Most homes will go to close within a month after an offer has been accepted. You will use this time to take care of all of the activities necessary before you close on the home.

What is A Counteroffer?

If the seller likes some parts of your offer, but not others, he or she will issue a counteroffer. A counteroffer implies that they have rejected your initial offer and are instead presenting you a different offer. Counteroffers are usually concerning the purchase price. But, they can be made about any of the elements of the purchase offer. Other typical reasons you will receive a counteroffer include ownership of personal property such as the appliances, repairs and the close of escrow date.

Here is a sample of the most commonly used counteroffer form in Arizona.

The counteroffer provides a time period for acceptance and you have to decide to accept the counteroffer or respond with a counteroffer of your own. You’ll need to consider the offer and seek the advice and assistance of your real estate agent. This can be a very stressful process, especially if you are dealing with a seller that has other offers on the table.

Dealing with Rejection

It’s possible that the seller will flat you decline your offer or accept one that he or she likes better. While this can be frustrating, you will have to move on and continue your home search.

Legal Disclaimer

This home buyer series is intended to provide general information regarding the process of how to buy a house in Arizona. It is not intended to provide buyers with legal, accounting or financial advice. You are advised to seek the services of a skilled professional this those fields.

Additionally, this home buyer series does not set forth all qualification criteria for any of the loans described herein; all interested persons must successfully meet qualification criteria and complete the application process to obtain such loans.

HOMES WE CAN HELP YOU FINANCE

$255,000
2 Beds ⋅ 2 Baths ⋅ 7067238 MLS ⋅ 1,038 SqFt.
Welcome to this beautifully renovated 2-bedroom, 1.5-bath townhouse in the established Villas Mesa II community. Thoughtfully updated throughout in 2026, this 1,038 sq ft home offers a fresh, modern feel with extensive improvements, creating a truly move-in-ready home. The completely remodeled kitchen is the heart of the home, featuring stylish white shaker cabinetry and hardware, white, veiny quartz countertops with a convenient pass-through to the great room, new stainless steel GE range, range hood, refrigerator, sink with pull-down faucet, dishwasher, disposal, and updated LED lighting. Both bathrooms have been completely refreshed with stylish finishes, including a new downstairs vanity, faucet, updated plumbing, and attractive gold accents. The upstairs bath has also been updated with a brand-new vanity, hardware, toilet, faucets, and accents, along with professionally regrouted tile with durable epoxy grout and a new exhaust fan. Extensive updates continue throughout the home, including the dramatic 15-foot ceiling above the staircase, fresh interior paint, new baseboards and trim, new carpet and pad throughout the upstairs, and new tile at the stair landing. New lighting and ceiling fans add to the modern, comfortable feel, while every switch, outlet, and cover has been replaced for a clean, updated finish. Additional improvements include three new windows with matching stucco repairs, a new security door, new blinds, updated locksets, and freshly painted fencing. The property also includes two assigned parking spaces, one covered and one uncovered, for added convenience. Step outside to the private patio, offering plenty of space for outdoor seating, dining, and entertainment. Low-maintenance artificial turf creates an inviting outdoor setting, while the laundry room has been enhanced with new, spacious shelving. With extensive renovations completed by licensed contractors and documentation available, this home offers the opportunity to move in and enjoy. Conveniently located in Mesa with easy access to shopping, dining, entertainment, and major roadways, this beautifully updated townhouse combines modern style, thoughtful improvements, and comfortable living in one inviting home.

1342 W Emerald Avenue Unit 403, Mesa
$275,000
2 Beds ⋅ 2 Baths ⋅ 7067190 MLS ⋅ 850 SqFt.
*QUALIFIED BUYERS MAY RECEIVE UP TO AN ADDITIONAL $68,840.00 IN DOWN-PAYMENT ASSISTANCE*** incredible home and opportunity is only available to income eligible buyers who don't currently own a home. Income limits are based on household size (have not owned a home in the last 3 years or ever) who meet income criteria based on household size (less than) 1- $94,440 2 -$108,000 3 - $121,440 4 -$134,880 5 - $145,680 6 - $156,480 7 - $167,280 8 - $178,080

2333 E Mcarthur Drive, Tempe
$348,900
3 Beds ⋅ 2 Baths ⋅ 7067119 MLS ⋅ 1,456 SqFt.
Welcome home to this ADORABLE and well-kept townhome in the middle of Mesa! Tasteful remodeling EVERYWHERE (see supplemental)!! End-unit corner lot means privacy, and close to the community pool! Fireplace, open floorplan, updated fixtures, and luscious landscaping screams LUXURY without the price tag. This home will not last long! Updates, Remodels, and Renovations: - Luxury Vinyl Plank flooring throughout - Carpet in Master Bedroom and Bedroom 1 - Guest Bathroom COMPLETE OVERHAUL - Master Bathroom: Victorian bathtub, tile flooring, cabinets, mirrors, and countertop - Newer washer and dryer and laundry cabinets - Kitchen: cabinets, countertops, stainless steel appliances, plantation shutters, and pot lights - Three skylights throughout

3510 E Hampton Avenue Unit 114, Mesa
$410,000
2 Beds ⋅ 2 Baths ⋅ 7067111 MLS ⋅ 1,321 SqFt.
You must see this 2 bedroom 2 bath Lock & Leave - Low maintenance Townhouse - The HOA maintains front /back landscaping. You are left to enjoy Country Club style living at its best w/countless amenities in this Beautiful Gated Resort. Encanterra Features 4 Pools & htd Spa -GOLF- Tennis & Pickleball Courts - A great Workout Facility- Inviting Lakes -5 Community Restaurants and much much more. Open concept is at the heart of the home w/expansive Great Room-Dining Nook & Gourmet Kitchen; which features Large Island w/Quartz Counters, Stainless Steel Appliances. Host can serve meals, Entertain and stay part of the action. Enjoy a split Master Suite w/Designer upgrades. The Front Office Cove keeps work separate. 12x24 design set Tile throughout. Relax on your private covered patio.

810 E Verde Boulevard, Queen Creek
$357,500
3 Beds ⋅ 3 Baths ⋅ 7067000 MLS ⋅ 1,432 SqFt.
Welcome to Aspire Sun Valley! This home is the cream of the crop. Its perfect position in the community gives you increased privacy, grass right out the front door, and close proximity to the pool, mailbox, guest parking, and play structure! These modern single family attached homes are less than 7 years old and boast impressive features. 3 bedrooms, 2.5 baths, 2 car direct entrance garage, granite counters, stainless appliances, tiled backsplash and floors, and more! This home has been meticulously cared for and it shows. It needs nothing and is move in ready now!

7531 E Billings Street Unit 111, Mesa
$310,000
2 Beds ⋅ 2 Baths ⋅ 7066884 MLS ⋅ 1,032 SqFt.
Discover this charming 2-bedroom, 2-bath townhome in Fountain of the Sun, a 55+ community. The inviting living room features neutral tones, vertical blinds and wood-look flooring. The kitchen offers granite counters, white shaker cabinetry, recessed lighting, stainless steel appliances and a pass-through breakfast bar. The primary suite includes backyard access, dual sinks and a walk-in closet. Enjoy the open patio, nearby golf and community amenities. Qualified buyers may have several down payment assistance options available, including programs for eligible first-time buyers. Financing and program eligibility are subject to lender guidelines, income limits, credit approval, property eligibility and funding availability. Buyer to verify all community, golf and amenity information.

507 S Palo Verde Way, Mesa
$265,000
2 Beds ⋅ 2 Baths ⋅ 7066836 MLS ⋅ 892 SqFt.
Great 2 bedroom townhome conveniently located close to major freeways, ASU, shopping, dining & Sky Harbor Airport. New carpet. Covered patio with storage closet and private yard. Security screen door. Ceiling fans throughout. Community pool & tennis courts. HOA includes water, sewer, trash & exterior maintenance. Two assigned covered parking spots.

609 W 14th Street, Tempe
$279,000
2 Beds ⋅ 1 Baths ⋅ 7066730 MLS ⋅ 1,146 SqFt.
Welcome to this charming 2-bedroom, 1-bath home ideally situated in an outstanding location! This inviting property offers comfortable living, convenient access to nearby amenities, which include shopping dining, entertainment, and spring training baseball! Don't forget about the added benefit of owned solar panels, a valuable feature that can help reduce monthly energy costs. This home is an excellent opportunity for a first-time buyer, downsizer, or investor. Make this Beautiful Tempe Home yours today!

2321 W Vineyard Road, Tempe
$350,000
3 Beds ⋅ 2 Baths ⋅ 7066659 MLS ⋅ 1,450 SqFt.

2335 E Mcarthur Drive, Tempe
$385,000
2 Beds ⋅ 2 Baths ⋅ 7066388 MLS ⋅ 1,339 SqFt.
Welcome to this desirable East Mesa area! Step inside and fall in love with this beautifully updated home. The kitchen is a wonderful focal point of the home, offering an updated look and a practical layout for everyday cooking and entertaining. The bedrooms provide comfortable retreats at the end of the day, and the updated bathrooms add a clean, refreshed feel. Enjoy the convenience of a community setting with access to amenities including a pool and spa, shopping, dining, and everyday conveniences are just minutes away. The home is also conveniently located near Falcon Hill Park and the surrounding East Mesa area.

7006 E Jensen Street Unit 118, Mesa
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