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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

$309,900
3 Beds ⋅ 3 Baths ⋅ 7062110 MLS ⋅ 1,704 SqFt.
Welcome to 1407 E Malibu Dr, a beautifully updated townhome in the heart of Tempe offering the perfect blend of comfort, style, and convenience. This move-in ready 3-bedroom, 3-bath home features spacious living areas filled with natural light! Major improvements include dual-pane windows and new sliding glass door (2022), new roof (2026) and new HVAC system (2024), providing peace of mind for years to come. Enjoy a private patio, 2 assigned covered parking spaces, and low-maintenance living in the desirable Park Riviera community. Ideally located just minutes from ASU, Tempe Marketplace, shopping, dining, parks, and easy access to highways.

1407 E Malibu Drive, Tempe
$270,000
3 Beds ⋅ 1 Baths ⋅ 7062033 MLS ⋅ 896 SqFt.
Welcome to 830 S Dobson Rd, Unit 53! This beautifully renovated home combines modern design with low-maintenance living. The redesigned kitchen features new cabinetry, countertops, a statement waterfall island, full-height backsplash, and Samsung appliances. Upgrades continue throughout with new flooring, new bedroom carpet, new windows, an updated shower, new water heater, and convenient in-unit laundry.Enjoy your private yard with new artificial turf--perfect for relaxing or entertaining. The community has also received major improvements, including a renovated community pool completed last year and a recently redone parking lot. Google internet infrastructure is currently being installed in the community. Move-in ready with modern finishes throughout--come see this one in person!

830 S Dobson Road Unit 53, Mesa
$234,990
2 Beds ⋅ 1 Baths ⋅ 7061982 MLS ⋅ 902 SqFt.
MOVE-IN READY & BEAUTIFULLY UPDATED! This charming 2-bedroom, 1-bath Mesa townhouse has been refreshed with the upgrades buyers are looking for--including a remodeled kitchen, updated bathroom, new flooring throughout, and a new water heater. Even better, the roof has recently been replaced by the HOA, offering added peace of mind. The functional two-story layout keeps both bedrooms upstairs while providing comfortable living space on the main level. Conveniently located near shopping, dining, schools, and major roadways. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated home is ready for its next owner

600 S Dobson Road Unit 87, Mesa
$299,800
2 Beds ⋅ 2 Baths ⋅ 7061822 MLS ⋅ 1,112 SqFt.
Enjoy low-maintenance living in the gated Villas Tuscany community, ideally located in desirable East Mesa near shopping, dining, golf, parks, medical facilities, and convenient freeway access. This move-in ready 2-bedroom, 2-bath home offers a functional open-concept floor plan, modern features, and the security and convenience today's buyers are looking for. Inside, you'll find vaulted ceilings, durable tile flooring throughout, 2-inch blinds, and a spacious great room designed for comfortable everyday living and easy entertaining. The open kitchen features a breakfast bar, pantry, abundant cabinetry with hardware, stainless-steel appliances, and a brand-new range/oven, making meal preparation both convenient and enjoyable. A soft water loop is also included. The private primary suite... offers a walk-in closet and en-suite bathroom, while the split-bedroom layout provides flexibility for guests, a home office, or roommates. Step outside to a covered patio--perfect for enjoying Arizona mornings or relaxing in the evening. Security screen doors at both the front and back entrances provide added peace of mind and allow for fresh air throughout the home. Located just a short walk from the community pool, this home offers the perfect blend of privacy, convenience, and resort-style amenities. Whether you're searching for a primary residence, lock-and-leave second home, retirement property, or investment opportunity, this home delivers outstanding value in one of East Mesa's most convenient gated communities.

64 N 63rd Street Unit 18, Mesa
$355,000
2 Beds ⋅ 3 Baths ⋅ 7061810 MLS ⋅ 1,100 SqFt.
Welcome to this beautiful 2-bathroom home in the desirable Villagio at Tempe community. The open great-room floor plan features a spacious kitchen and comfortable living area. Both bedrooms include generous walk-in closets, and the home also offers convenient inside laundry. Ideally located near the Loop 101 and 202 freeways, ASU and Tempe Marketplace. This well-maintained property combines comfortable living, attractive community amenities, and highly convenient Tempe location.

2402 E 5th Street Unit 1555, Tempe
$327,500
3 Beds ⋅ 2 Baths ⋅ 7061734 MLS ⋅ 1,385 SqFt.
**BRAND NEW A/C installed in July 2025!** Enjoy peace of mind knowing this high-efficiency system is only one year old and comes with a transferable warranty for the new owner. Welcome to this beautifully maintained home in the highly sought-after **Augusta Ranch** community, where comfort, convenience, and lifestyle come together. Perfectly situated close to the neighborhood's sparkling community pool, you'll enjoy resort-style amenities practically right outside your door. Inside, you'll find an inviting open-concept floor plan designed for both everyday living and effortless entertaining. The great room flows seamlessly into the kitchen, creating a bright and welcoming atmosphere. The kitchen is equipped with sleek stainless steel appliances, generous counter space, and excellent sightlines to the main living areas, making it ideal for hosting family and friends. One of the home's most striking architectural features is the stunning industrial-style spiral staircase, which leads to an expansive loft. Whether you're looking for a home office, game room, media space, workout area, or additional living room, this versatile loft offers endless possibilities. The thoughtfully designed split-level floor plan provides exceptional functionality. The private primary suite is conveniently located on the first floor with easy access from both the front entry and the attached two-car garage. The laundry room is also located on the first level, adding to the home's everyday convenience. Upstairs, you'll find two additional bedrooms, a full bathroom, and the main living spaces, offering an ideal layout for families or guests. Located just steps from the community pool, this home also backs up the incredible Augusta Ranch lifestyle with a beautiful tree-lined greenbelt nearby and an elementary school within easy walking distance. The HOA takes care of all front landscaping, giving you more time to enjoy the community and less time worrying about yard maintenance. Families will appreciate being located within an award-winning school district, including a highly regarded elementary school. Augusta Ranch is known for its prime Mesa location with convenient access to both the US-60 and Loop 202, making commuting throughout the Valley quick and easy. You'll also be just minutes from a wide variety of shopping, dining, entertainment, golf, and everyday conveniences. This exceptional home combines a versatile floor plan, beautiful community amenities, low-maintenance living, an unbeatable location, and the added value of a brand-new A/C system. Don't miss your opportunity to own a home in one of Mesa's most desirable neighborhoods!

9233 E Neville Avenue Unit 1147, Mesa
$250,000
2 Beds ⋅ 2 Baths ⋅ 7061417 MLS ⋅ 1,113 SqFt.
Pride of ownership shines throughout this hard-to-find 2-bedroom, 2-bathroom townhome with a 1-car garage in the highly desirable Red Mountain Villas community. This truly move-in-ready home has been extensively updated from top to bottom, including a 1-year-old A/C unit, new luxury vinyl plank flooring throughout, new baseboards, resurfaced kitchen cabinetry, a new single-basin sink with faucet and garbage disposal, and a complete set of brand new black & SS appliances, including the washer and dryer. The spacious primary suite features a beautifully remodeled walk-in shower, with brand-new bathroom vanities currently being installed. Additional upgrades include new lighting and ceiling fans throughout, new backsplash, new toilets, angle stops, and more. Homes in Red Mountain Villas rarely become available making this an exceptional opportunity you won't want to miss. Residents enjoy a beautifully maintained community featuring a heated pool and spa, perfect for year-round relaxation. Enjoy carefree living with HOA-maintained front and back landscaping, making this beautifully maintained home the perfect lock-and-leave residence for winter visitors, seasonal homeowners, or anyone seeking a low-maintenance lifestyle. Conveniently located just minutes from the Loop 202, you'll enjoy quick access to shopping, dining, hospitals, multiple golf courses, miles of scenic hiking and biking trails, and Saguaro Lake--all just 15 minutes away.

1951 N 64th Street Unit 4, Mesa
$298,000
2 Beds ⋅ 2 Baths ⋅ 7061395 MLS ⋅ 1,227 SqFt.
Beautifully maintained end-unit home in a fantastic location within the community! Enjoy added privacy and a short walk to the kids' play area and community pool. The 1-car garage is located directly beneath the home and features private interior stairs leading to all living spaces on the second floor, plus a separate storage area for added convenience. Inside, you'll find a spacious kitchen with cherry cabinetry, a glass-top range, and a refrigerator included. The kitchen opens to a balcony-perfect for enjoying your morning coffee or evening breeze. The generously sized primary suite features a private bath, while the large secondary bedroom has access to a second full bath. Gray wood-look LVP flooring, installed in 2021, adds to the home's modern, inviting feel. Great access to 202/60.

1265 S Aaron -- Unit 293, Mesa
$334,900
2 Beds ⋅ 3 Baths ⋅ 7061315 MLS ⋅ 1,200 SqFt.
Welcome home to this desirable CORNER UNIT TOWNHOUSE featuring 2-BEDROOMS, 2.5-BATHS, and 2 PRIVATE ENSUITE BATHROOMS. This OPEN-CONCEPT home showcases TILE & WOOD/LAMINATE flooring throughout and offers a spacious kitchen with MAPLE CABINETRY, GRANITE COUNTERS, STAINLESS STEEL APPLIANCES, and a BREAKFAST BAR--perfect for everyday living and entertaining. Convenient UPSTAIRS LAUNDRY is located near the bedrooms, while the main-level POWDER ROOM adds extra convenience. Relax on your PRIVATE PATIO with an exterior STORAGE ROOM and enjoy the convenience of 1 COVERED PARKING SPACE. Residents also enjoy COMMUNITY POOLS, ASSIGNED PARKING, and beautifully maintained COMMON AREAS with HOA-maintained FRONT LANDSCAPING. Ideally located near SCHOOLS, SHOPPING, RESTAURANTS, PARKS, and MAJOR FREEWAYS. A fantastic opportunity for FIRST-TIME HOME BUYERS, DOWN-SIZERS, or INVESTORS.

1600 N Saba Street Unit 172, Chandler
$339,950
2 Beds ⋅ 2 Baths ⋅ 7061085 MLS ⋅ 1,237 SqFt.
Location, location, location! Don't miss this incredible opportunity to own a single-level townhome in the highly desirable Dana Ranch Villas. Ideally situated less than five minutes from US-60 and just one mile from Village Square at Dana Park, you'll enjoy convenient access to shopping, dining, and entertainment. This freshly painted 2-bedroom, 2-bath home with a 2-car garage features an open, light-filled floor plan with vaulted ceilings, beautiful wood flooring, and new plush carpet in both bedrooms. The spacious kitchen offers ample cabinetry and counter space and includes all appliances, including the refrigerator. The inside laundry room comes complete with a side-by-side washer and dryer for added convenience. Step outside to enjoy your private, fenced backyard with a covered patio, perfect for relaxing or entertaining, as well as a charming front courtyard that adds to the home's welcoming appeal. The beautifully maintained community features lush green landscaping, mature shade trees, and a community pool just a short stroll away. Combining comfort, convenience, and an unbeatable location, this move-in-ready home is one you won't want to miss!

3510 E Hampton Avenue Unit 49, Mesa
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