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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

$349,900
3 Beds ⋅ 2 Baths ⋅ 7070809 MLS ⋅ 1,320 SqFt.
Prized single-level corner/end-unit location with picture-window views across an expansive, tree-lined greenbelt. Step outside to an unusually open and peaceful setting with broad lawns, mature shade trees and a sense of privacy rarely associated with townhouse living.This beautifully updated 3-bedroom, 2-bath home combines an unusually open and private setting with the ease of low-maintenance townhouse living. Thoughtful improvements include a new HVAC system (2024), new kitchen appliances (2025), new Pergo flooring and 3-inch baseboards throughout (2026), fresh interior paint (2026), and new recessed dual-position kitchen lighting (2026). The primary bath has been refreshed with a new countertop, mirror and lighting, while the secondary bath cabinetry has been refinished. Beyond the home itself, Park Riviera offers the combination that's increasingly difficult to find in the heart of the Valley: established surroundings, generous green space and low-maintenance living in an exceptionally convenient Tempe location. ASU, Sky Harbor International Airport, Old Town Scottsdale, Downtown Phoenix and Tempe Marketplace are all within easy reach, along with convenient access to the Valley's major freeways. Residents enjoy two community pools, walking paths and a playground, while HOA roof maintenance helps simplify ownership. Whether used as a full-time residence, seasonal retreat or convenient home base for someone frequently on the Kitchen cabinetry and countertops were previously updated, and a freshly painted front door adds to the homego, the emphasis here is on enjoying where you live rather than spending your weekends maintaining it. With the updating already done, there's little left to do but settle in and enjoy the home, the setting and everything this central Tempe location has to offer.

4806 S Birch Street, Tempe
$275,000
2 Beds ⋅ 2 Baths ⋅ 7070622 MLS ⋅ 1,403 SqFt.
Welcome to this charming, move-in ready home in Province, one of Maricopa's sought-after 55+ communities. This 2-bedroom, 2-bath home has a warm, inviting feel with fresh interior paint and newer flooring throughout. The kitchen features a beautiful cast iron sink, and the home has been thoughtfully updated and well cared for. Step outside to enjoy a beautifully landscaped backyard with mature ficus trees, planter boxes and a spacious pergola perfect for entertaining or relaxing with friends. One of the best features is the location! Situated just a short distance from the Province community center, you'll have easy access to the pool, fitness center, clubhouse and all the activities and amenities that make Province such a special place to live.

20674 N Licorice Lane, Maricopa
$475,000
2 Beds ⋅ 2 Baths ⋅ 7070440 MLS ⋅ 1,423 SqFt.
Turnkey at no additional cost. Carefree, gated golf course community ideally located in Northeast Mesa. This exceptional offers desirable north/south exposure & showcases true pride of ownership. The beautifully maintained 2-bedroom, 2-bath home features a private courtyard entry w/ custom iron screen door. Inside, abundant natural light highlights the open, flowing floor plan. The chef-style kitchen is appointed w/ upgraded solid wood cabinetry, granite countertops & an oversized prep island, opening seamlessly to both an informal dining area and a formal dining room with elegant plant shelves. The spacious great room is anchored by a beautiful gas fireplace, creating a warm and inviting space for relaxing and entertaining.Thoughtful upgrades include engineered hardwood and tile flooring plantation shutters, designer light fixtures and ceiling fans and two toned interior paint throughout. The owner's suite offers a serene retreat , a walk-in closet, dual sinks, soaking jetted tub and a beautifully tiled walk-in shower. The guest suite is generous in size and adjacent to a full bath featuring a fully tiled shower. The interior laundry room includes a washer and dryer with cabinets. The extended-length two-car garage features epoxy flooring for a polished look. Step outside to your private backyard oasis with a covered patio, extended paver area, gas fireball pots and lush landscaping ideal for outdoor dining and relaxation. Enjoy resort-style living with access to Painted Mountain Golf Course, clubhouse, heated pool & spa, fitness center, and more! Conveniently located near shopping, dining and freeway access. This home truly embodies the luxury lock-and-leave lifestyle you've been waiting for. Tuscany Villas residents enjoy an exceptional array of community amenities, including a luxurious clubhouse, sparkling pools and spa, state-of-the-art fitness center, pickleball courts, billiards, beautifully landscaped parks, playgrounds and scenic walking paths all designed to promote an active, social and vibrant lifestyle.

6202 E Mckellips Road Unit 9, Mesa
$475,000
3 Beds ⋅ 3 Baths ⋅ 7070361 MLS ⋅ 2,051 SqFt.
Come home to a vibrant Gilbert lifestyle in this inviting 3-story townhome, where granite finishes and flexible living spaces set the stage for everyday comfort and effortless entertaining. Start your mornings with coffee nearby, spend evenings exploring local dining, and enjoy the convenience of shops and entertainment just moments from your door.

2790 S Alpine Drive, Gilbert
$305,000
2 Beds ⋅ 2 Baths ⋅ 7070245 MLS ⋅ 991 SqFt.
Beautifully updated and move-in ready, this refreshed condo welcomes you with a bright, open feel from the moment you step inside. The living room has been thoughtfully reconfigured by removing the corner niche, creating a more spacious and versatile layout ideal for relaxing, entertaining, or creating a dedicated workspace. The open-concept kitchen shines with crisp white cabinetry, recessed lighting, and stunning new quartz countertops, offering both style and functionality. Fresh interior paint throughout and updated flooring in the bedrooms provide a clean, modern aesthetic, making this home truly turnkey. Thoughtfully refreshed with today's buyer in mind, this inviting residence is ready for you to move in and make it your own

1351 N Pleasant Drive Unit 2049, Chandler
$325,000
3 Beds ⋅ 2 Baths ⋅ 7070094 MLS ⋅ 1,724 SqFt.
This home qualifies for Community Lending Program (CLP) with $7,500 to be used for buyers down payment, closing costs, & prepaids. Welcome home to this beautifully remodeled 3-bedroom, 2-bath end-unit townhouse offering 1,724 sq. ft. of comfortable, low-maintenance living in an established Mesa community. This move-in-ready home has been thoughtfully updated from top to bottom. The completely remodeled kitchen features new cabinetry, granite countertops, smart appliances, and smart lighting, creating a fresh, modern space for cooking and entertaining. Both bathrooms have also been beautifully updated, while luxury vinyl flooring throughout the home is waterproof, scratch-resistant, and pet-friendly--combining style with everyday durability. The home also offers plenty of functional and flexible living space, including a good-sized laundry room and enclosed back patio--perfect for relaxing and extra storage. Major improvements go beyond the finishes. The HVAC system is only four years old, and all sewer lines within the home were replaced two years ago, providing added peace of mind for the next owner. As an end unit, the home enjoys a desirable location within the community, conveniently situated near the pool. The HOA provides extensive exterior maintenance and services, including roof repair and replacement, exterior building surfaces and painting, common-area landscaping, covered parking areas, exterior pest control, and water. Enjoy the convenience of being close to Downtown Mesa, public transportation, bus service, and light rail, with easy access to shopping, dining, entertainment, and everything the East Valley has to offer. With a complete interior remodel, newer HVAC, recently replaced sewer lines, extensive HOA-maintained exterior features, and a prime end-unit location near the community pool, this home offers an exceptional combination of comfort, convenience, and low-maintenance living. Owner holds an AZ real estate license.

560 N Hobson Plaza, Mesa
$333,000
3 Beds ⋅ 2 Baths ⋅ 7070024 MLS ⋅ 1,510 SqFt.
Spacious, well-kept townhome in a convenient Tempe location with a community pool, clubhouse, mature greenbelts and grassy common areas. Fresh paint and carpet in the living room, dining area and all three bedrooms. Kitchen and second dining area have laminate flooring; bathrooms and laundry are tile. Remodeled kitchen features updated appliances, countertops, sink, faucet and refinished cabinets. Baths have updated sinks. AC replaced in 2024 and roof replaced in 2026. Private patio with shed storage and three assigned parking spaces, two covered. HOA covers exterior maintenance, water, sewer and trash. Easy access to US 60, Loop 101 and I-10.

1505 E Southern Avenue, Tempe
$375,000
2 Beds ⋅ 2 Baths ⋅ 7070000 MLS ⋅ 1,426 SqFt.
Spacious, bright and beautifully updated, this single-level townhome blends style, comfort and easy living. Enjoy thoughtful updates, including beautiful wood-look flooring throughout, recessed lighting, updated fixtures and ceiling fans, dual-pane Andersen windows, and a crisp white kitchen with granite countertops and stainless steel appliances. Additional highlights include a newer roof and a 2-car garage offering secure parking, valuable storage, plus the rare convenience of community RV/boat parking. The beautifully redesigned backyard is a showstopper, featuring stylish pavers, artificial turf and a view fence overlooking the lush community greenbelt, an inviting backdrop for morning coffee, outdoor dining or entertaining. Outdoor living shines with both front and back patios, offering multiple spaces to relax and enjoy Arizona living. Pepperwood offers a charming neighborhood setting with refreshing pools and spa amenities and low monthly HOA fees. Ideally located near Kiwanis Park, Arizona Mills, South Mountain, golf, shopping and dining, with convenient access to ASU, Sky Harbor International Airport and the US-60, I-10 and Loop 101. Beautifully maintained, thoughtfully updated and ready to enjoy. This is easy Tempe living at its best!

5323 S Mitchell Drive, Tempe
$255,000
2 Beds ⋅ 3 Baths ⋅ 7069996 MLS ⋅ 1,109 SqFt.
Move-in ready and ideally located, this 2-bed, 2.5-bath townhome offers comfortable living in a desirable gated Mesa community! Perfect for first-time buyers or anyone seeking a low-maintenance lifestyle, this home features tile flooring on the first level, beautiful hardwood flooring upstairs, and tall ceilings. The kitchen flows seamlessly into the living room, making everyday living and entertaining a breeze. Step outside to your private patio, which opens to a peaceful greenbelt. Additional highlights include assigned parking, a community pool, and an A/C unit replaced in 2022. The HOA includes water and trash for added convenience. Enjoy an excellent location near the Mesa Arts District, light rail, dining, shopping, and everyday amenities!

455 S Mesa Drive Unit 149, Mesa
$359,000
4 Beds ⋅ 3 Baths ⋅ 7069840 MLS ⋅ 2,622 SqFt.
This spacious home offers over 2,600 square feet of living space, including a BASEMENT! The cool basement features a large great room, two bedrooms, a full bathroom, Den/Office & laundry room. While the Primary suite, guest bedroom, living room and kitchen all reside on the main level. The granite countertops throughout add a timeless, upgraded touch to the home. Enjoy the privacy of the enclosed patio and the convenience of the two car garage with its valuable storage. Three Fountains community offers fantastic amenities including a multi-use sports court, playground, and pool. The HOA dues cover water, sewer, & exterior maintenance creating a low-maintenance living experience. With two generous living spaces, versatile rooms, & desirable community amenities, this home offers an exceptional combination of ample sq/ft, functionality, and convenience.

1550 N Stapley Drive Unit 125, Mesa
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