The short answer
Narrow your search to a few neighborhoods, set up instant alerts, and tour the homes that meet your must-haves. When you find the right one, base your offer on recent comparable sales, not the list price. A strong offer combines a fair price with a solid preapproval, a meaningful earnest money deposit, a realistic closing date and only the contingencies you truly need.
The highest offer does not always win. A clean, certain offer is worth real money to a seller.
How do I start looking for a home?
Start with places, then houses. Drive the neighborhoods you are considering at rush hour and on a weekend, check the commute, and walk to the nearest park or coffee shop. Once you have two or three areas, set up a search with instant alerts – the best homes often get most of their showings in the first few days.
Tour in person before you fall for photos. Wide-angle lenses flatter small rooms, and listings rarely show the busy road or the neighbor’s back fence.
What should I look for when touring a house?
- Roof, windows and HVAC age – the big-ticket items. Ask for their ages and any service records.
- Water – stains on ceilings, soft spots in floors, musty smells, and how the yard drains.
- Foundation – large cracks, doors that stick, sloping floors.
- Electrical and plumbing – an outdated panel or old supply lines can mean costly updates.
- Layout and light – what cannot be changed with paint or furniture.
- Surroundings – noise, traffic, what is planned on the empty lot next door.
Take photos and notes at every showing. After the fifth house, they start to blur together.
How much should I offer on a house?
Offer what the home is worth based on recent sales of similar homes nearby, adjusted for the current market. In a slow market, homes that have sat for weeks may accept less than list price; in a competitive one, the best homes can sell above it. I will pull the comparable sales, days on market and price history for every home you want to offer on, so your number is grounded in data.
What makes an offer stand out?
| Offer term | What strengthens it |
|---|---|
| Price | Supported by comparable sales; an escalation clause can help in multiple offers |
| Financing | A full preapproval letter, not a prequalification; a larger down payment |
| Earnest money | A larger deposit shows commitment (typically 1-3% of the price) |
| Contingencies | Keep inspection and financing protection, but shorter timelines |
| Closing date | Matching the seller’s preferred timeline, or offering a short rent-back |
The highest offer does not always win. Sellers weigh how likely the deal is to close, and a clean, certain offer is worth real money to them.
What contingencies should I include?
Contingencies let you cancel and keep your earnest money if something specific goes wrong. The most common are:
- Inspection – lets you inspect, negotiate repairs or walk away within a set number of days.
- Financing – protects you if your loan is not approved.
- Appraisal – protects you if the home appraises below the price.
- Sale of your current home – useful if you must sell first, but it weakens your offer.
Waiving contingencies can make an offer more attractive, but it shifts risk to you. We will talk through exactly what you would be giving up before you decide.
Common questions
How many houses should I see before buying?
There is no set number. Many buyers tour somewhere between five and fifteen homes, but a well-defined search and good local knowledge can get you there faster.
Can I offer less than the asking price?
Yes. Whether it works depends on the comparable sales, how long the home has been on the market and how much interest it is getting. An offer below list should still be supported by data.
What is earnest money?
A good-faith deposit you make after your offer is accepted, usually 1-3% of the price. It is held in escrow and credited toward your down payment and closing costs at closing.
What happens if there are multiple offers?
The seller may accept the best offer, counter one or more buyers, or ask everyone for their highest and best. Clean terms, a strong preapproval and, where it makes sense, an escalation clause help you compete.
Start touring
Tell me where you want to live and what matters most, and I will set up alerts and line up showings for the homes worth your time. Once your offer is accepted, the next stage is escrow, inspections and appraisals.