Finding the right home is exciting.

But once you decide you want to make an offer, the next question is usually, “What do I actually need?”

Submitting an offer is not just telling the seller what price you want to pay. A real estate offer includes your price, financing, deposit, timeline, inspections, contingencies, seller assist if needed, and several other important terms.

The goal is to submit an offer that is clear, complete, and strong enough for the seller to take seriously.

Here is what you should have ready before submitting an offer on a home.

1. A Pre-Approval Letter

If you are using financing, you should have a current pre-approval letter from your lender.

This is one of the most important pieces of the offer.

A pre-approval letter shows the seller that a lender has reviewed your financial information and that you appear qualified to purchase within a certain price range.

In most situations, sellers do not want to accept an offer from a buyer who has not spoken with a lender yet.

A strong pre-approval can help the seller feel more confident that you can make it to settlement.

Before submitting an offer, make sure your pre-approval is:

• Current

• Accurate for the offer price

• From a lender you are comfortable using

• Reflective of the loan type you plan to use

• Ready to send with the offer

If your lender needs to update the letter for the specific property or price, ask for that before the offer is submitted.

2. Proof of Funds, If Needed

If you are paying cash, you will usually need proof of funds.

Proof of funds shows the seller that you have the money available to complete the purchase.

This may be a bank statement, investment account statement, or letter from a financial institution. Sensitive information like full account numbers should usually be hidden or redacted before sending.

Even if you are using financing, proof of funds may still be helpful in some situations.

For example, a seller may want to see that you have enough money for your down payment and closing costs, especially in a competitive situation.

Your agent and lender can help you determine what is appropriate to provide.

3. Your Offer Price

The offer price is the amount you are willing to pay for the home.

This is the number most buyers focus on first, but it should not be chosen randomly.

A smart offer price should consider:

• Recent comparable sales

• Current market conditions

• Days on market

• Property condition

• Level of buyer competition

• Seller motivation, if known

• Appraisal risk

• Your budget

• Your monthly payment comfort zone

• How badly you want the home

The highest offer is not always the best offer, but price does matter.

Your agent should help you review the market and decide what offer price makes sense based on the property and your goals.

4. Your Deposit Amount

Most offers include an earnest money deposit.

This is money you put down after your offer is accepted to show good faith.

The deposit is usually held by a brokerage, title company, or another agreed-upon party. If the transaction goes to closing, the deposit is typically credited toward your purchase.

The amount can vary based on the price of the home, local practice, and how competitive the situation is.

A larger deposit can sometimes make an offer look stronger because it shows the seller you are serious.

Before submitting the offer, you should know:

• How much deposit you are comfortable offering

• When the deposit is due

• Who will hold the deposit

• How the deposit is protected under the contract

• What could put the deposit at risk

Your agent should explain how the deposit works before you sign the offer.

5. Your Financing Type

The offer needs to state how you plan to purchase the home.

Common financing types may include:

• Conventional loan

• FHA loan

• VA loan

• USDA loan

• Cash

• Other approved financing

This matters because different loan types can have different requirements, timelines, appraisal standards, and property condition expectations.

For example, a seller may view a cash offer differently than a financed offer. A conventional offer may be viewed differently than an FHA, VA, or USDA offer depending on the property and the seller’s priorities.

This does not mean one loan type is always better than another.

It means the terms need to be clear.

Your lender and agent should be aligned before the offer is written.

6. Your Down Payment Amount

Your offer may include information about your down payment.

This helps show how the purchase is being structured.

For example, a buyer putting 20% down may be viewed differently than a buyer using a low-down-payment loan program, depending on the situation.

That does not mean buyers with lower down payments cannot write strong offers.

They absolutely can.

But the seller will usually want confidence that the buyer’s financing is solid and that the transaction is likely to close.

This is another reason a strong lender matters.

7. Seller Assist, If You Need It

Seller assist is when the seller agrees to contribute toward the buyer’s closing costs.

This can be helpful for buyers who have enough income to afford the monthly payment but want to reduce the cash needed at settlement.

If you need seller assist, it needs to be included in the offer.

Seller assist can affect the seller’s net proceeds, so it is part of the negotiation.

For example, an offer of $300,000 with $10,000 in seller assist is not the same to the seller as an offer of $300,000 with no seller assist.

Your agent and lender should help you determine:

• Whether you need seller assist

• How much you need

• Whether your loan program allows it

• How it affects the seller’s net

• How to structure the offer competitively

The seller does not have to agree to seller assist, so it should be part of the strategy before the offer is submitted.

8. Your Preferred Settlement Date

The offer should include a proposed settlement date.

This is the target date when the transaction would close and ownership would transfer.

A typical financed purchase often takes around 30 to 45 days, but the right timeline depends on the loan, title work, inspections, appraisal, and the needs of both buyer and seller.

Sometimes the settlement date can make an offer stronger.

For example, a seller may want:

• A fast closing

• A longer closing

• Time to find their next home

• A rent-back

• A specific date because of relocation, job change, or another purchase

Your agent should try to understand what timeline may matter to the seller.

The best offer is not always just the highest price. Sometimes timing is a major factor.

9. Inspection Choices

Your offer needs to address inspections.

Buyers may have several inspection options depending on the property, location, and contract.

Common inspections may include:

• Home inspection

• Radon inspection

• Termite or wood-destroying insect inspection

• Well water testing

• Septic inspection

• Sewer line inspection

• Chimney inspection

• Mold inspection

• Structural inspection

• Lead-based paint inspection, if applicable

Inspections are important because they help you understand the condition of the property before fully committing to the purchase.

However, inspection terms can also affect how attractive your offer looks to the seller.

In a competitive situation, buyers may adjust inspection terms to make the offer stronger. That does not mean every buyer should waive inspections. It means inspection strategy should be discussed carefully.

You need to understand both sides:

• How inspections protect you

• How inspection terms affect the seller’s view of your offer

10. Appraisal Terms

If you are using a mortgage, the lender will usually require an appraisal.

The appraisal helps the lender confirm that the home supports the purchase price.

In some markets, appraisal terms can become part of the offer strategy.

For example, if buyers are competing and offering above recent comparable sales, the seller may worry that the home will not appraise for the contract price.

Depending on your situation, your agent and lender may discuss:

• Whether appraisal risk exists

• Whether you have extra cash available if the appraisal comes in low

• Whether an appraisal contingency applies

• Whether an appraisal gap strategy makes sense

This is not something to guess on.

Before submitting an aggressive offer, make sure you understand what happens if the appraisal comes in below the purchase price.

11. Contingencies

A contingency is a condition that must be met for the contract to move forward.

Common contingencies may include:

• Financing contingency

• Appraisal contingency

• Inspection contingency

• Home sale contingency

• HOA or document review

• Title review

• Other property-specific conditions

Contingencies protect the buyer in certain situations, but they can also make an offer feel less certain to the seller.

That does not mean contingencies are bad.

It means they should be used intentionally.

A strong offer is not always the offer with the fewest contingencies. It is the offer that balances buyer protection with seller confidence.

12. Included and Excluded Items

The offer should be clear about what stays with the property.

Common included items may include:

• Kitchen appliances

• Washer and dryer

• Window treatments

• Mounted TVs or brackets

• Shelving

• Outdoor playsets

• Sheds

• Pool equipment

• Smart home devices

• Generators

• Other fixtures or personal property

Do not assume something is included just because you saw it during the showing.

If it matters to you, make sure it is addressed in the offer.

This avoids confusion later.

13. Your Signature

A real estate offer generally needs to be in writing and signed by the buyer.

Your agent will prepare the offer documents based on the terms you discussed.

Before signing, take time to review the offer.

Make sure you understand:

• Purchase price

• Deposit

• Financing

• Seller assist

• Settlement date

• Inspections

• Contingencies

• Deadlines

• Included items

• Your obligations as the buyer

Do not sign something you do not understand.

Ask questions before submitting.

14. A Clear Offer Strategy

Before submitting the offer, you should know the strategy.

That means understanding not only what you are offering, but why.

Your agent should help you think through questions like:

• Is this home priced fairly?

• Are there other offers?

• How long has it been on the market?

• What matters most to the seller?

• Are we trying to win a competitive situation?

• Are we trying to negotiate?

• Are we asking for seller assist?

• Are we comfortable with the inspection terms?

• Is there appraisal risk?

• What is our walk-away point?

• What happens if the seller counters?

A good offer should not be thrown together emotionally.

Even when you need to move quickly, there should still be a plan.

What Makes an Offer Strong?

A strong offer usually gives the seller confidence.

That confidence can come from several things:

• Strong price

• Solid pre-approval

• Good lender communication

• Reasonable settlement timeline

• Meaningful deposit

• Clean terms

• Limited uncertainty

• Clear inspection strategy

• Buyer flexibility

• Strong agent communication

The strongest offer is not always the highest offer.

A seller may choose an offer that feels more likely to close over one that looks better on paper but carries more risk.

This is why details matter.

What Can Weaken an Offer?

Some things can make an offer less attractive to a seller, including:

• No pre-approval

• Weak or unclear financing

• Low deposit

• Too many unclear terms

• Long or uncertain timelines

• Large seller assist request without adjusting the offer price

• Home sale contingency

• Slow communication

• Missing documents

• Unrealistic inspection demands

• Offer price that does not match the market

Not every one of these is a dealbreaker.

But if your offer has multiple weak points, the seller may choose another buyer.

Should You Submit an Offer Quickly?

Sometimes, yes.

If a home is well-priced, in a desirable area, and getting a lot of attention, waiting too long can cost you the opportunity.

But moving quickly does not mean moving blindly.

The best buyers are prepared before the right house appears.

They already have their pre-approval. They know their budget. They understand their cash needed. They have talked through offer strategy. They know their must-haves and walk-away points.

That way, when the right home hits the market, they can act quickly and confidently.

What Happens After the Offer Is Submitted?

After the offer is submitted, the seller can usually respond in one of several ways.

They may:

• Accept the offer

• Reject the offer

• Counter the offer

• Ask for clarification

• Request highest and best if there are multiple offers

If the seller accepts, the contract process begins and deadlines start.

If the seller counters, you can decide whether to accept, reject, or counter back.

If the seller rejects, you can decide whether to improve your offer, move on, or continue watching the property.

Your agent should help you understand your options at each step.

The Biggest Mistake Buyers Make

The biggest mistake buyers make is waiting until they find the house to get prepared.

That creates stress.

If you find a home you love and then start scrambling for a pre-approval, deposit money, lender details, and offer strategy, you may miss your chance.

The better approach is to prepare before the showing.

That means knowing:

• Your loan type

• Your budget

• Your cash needed

• Your pre-approval status

• Your inspection comfort level

• Your offer strategy

• Your timeline

• Your must-haves

• Your walk-away point

Preparation gives you confidence.

Final Thoughts

Submitting an offer is a big step.

It is exciting, but it should also be strategic.

You need more than a price. You need the right documents, clear terms, lender support, realistic expectations, and a plan for how to negotiate if the seller responds.

The goal is not just to submit an offer.

The goal is to submit the right offer.

One that protects you, makes sense financially, and gives the seller confidence that you are serious and capable of making it to settlement.

Thinking About Buying a Home?

If you are thinking about buying a home in Hanover, PA, York County, Adams County, Carroll County, or the surrounding areas, our team can help you get prepared before the right home hits the market.

We can help you connect with a trusted local lender, understand your numbers, review offer strategy, and walk through what you need before submitting an offer.

When the right home comes along, being prepared can make all the difference.