Buying or selling a home without a real estate agent can feel empowering, but once you reach Step 2—the offer stage—things start getting serious. This is where negotiations begin, paperwork matters, and both parties move closer to being officially under contract.

Whether you’re a home buyer preparing to submit an offer or a homeowner reviewing one from a potential buyer, understanding how the offer process works is essential. The good news? You don’t need a real estate agent to navigate it successfully—you just need to stay organized, communicate clearly, and understand the basics.

In this guide, we’ll walk through what happens during the offer stage, what buyers and sellers should look for, and how to protect yourself during a for-sale-by-owner (FSBO) transaction.

What Happens During the Offer Stage?

The offer stage begins when a buyer decides they want to purchase a property and submits a formal written offer to the seller.

This document outlines the proposed terms of the sale, including:

• Purchase price

• Earnest money deposit

• Financing terms

• Closing date

• Inspection contingencies

• Included appliances or fixtures

• Requested repairs or credits

For sellers, this is the moment where they evaluate whether the offer matches their expectations and decide how they want to respond.

This stage is one of the most important parts of the home buying and selling process because it sets the foundation for the entire transaction moving forward.

Making an Offer as a Home Buyer

If you’re buying a home without a real estate agent, submitting an offer may sound intimidating at first—but it’s really about putting your intentions in writing clearly and professionally.

A strong offer includes more than just the price.

What Should Be Included in a Home Offer?

A complete real estate purchase offer typically includes:

Purchase Price

This is the amount you’re offering to pay for the home.

Depending on the market, buyers may offer:

• Below asking price

• Full asking price

• Above asking price in competitive markets

Researching comparable home sales in the area can help you determine a fair number.

Earnest Money Deposit

Earnest money is a good-faith deposit showing the seller you’re serious about buying the property.

This money is typically held in escrow and later applied toward your closing costs or down payment.

The amount can vary, but many buyers offer between 1% and 3% of the purchase price.

Contingencies

Contingencies protect buyers if something unexpected happens during the transaction.

Common contingencies include:

• Home inspection contingency – Allows the buyer to negotiate repairs or back out if major problems are discovered.

• Financing contingency – Protects the buyer if they cannot secure a mortgage loan.

• Appraisal contingency – Helps if the home appraises for less than the agreed purchase price.

• Sale contingency – Gives buyers time to sell their current home before purchasing another.

Without contingencies, buyers may risk losing their earnest money deposit.

Closing Date

The offer should include a proposed closing date that works for both parties.

Typical closing timelines range from 30 to 45 days, depending on financing and inspections.

Included Items

Buyers should clearly specify which items should remain with the property, such as:

• Kitchen appliances

• Washer and dryer

• Light fixtures

• Window treatments

• Outdoor structures

Never assume items are automatically included.

Do You Need a Real Estate Agent to Write an Offer?

No—but you do need the proper paperwork.

Many buyers use a state-approved real estate purchase agreement template or hire a real estate attorney to review the contract before submitting it.

Because laws vary by state, it’s important to use forms specific to your location.

The goal is to make sure the agreement is legally valid, detailed, and easy for both parties to understand.

Reviewing an Offer as a Home Seller

If you’re selling your home without an agent, receiving your first offer can feel exciting—but don’t rush.

Take time to carefully review every part of the contract, not just the purchase price.

Sometimes the highest offer isn’t necessarily the strongest one.

What Sellers Should Look for in an Offer

Financing Type

Is the buyer paying cash, or do they need financing?

Cash offers often close faster and may carry fewer risks because there’s no lender approval involved.

Financed offers are common, but sellers should look at:

• Pre-approval letters

• Loan type

• Down payment amount

• Financial strength of the buyer

Contingencies

Pay close attention to contingencies.

Some buyers include multiple protections that could delay or complicate the transaction.

For example:

• A buyer may request a long inspection period

• They may need to sell another home first

• They could request extensive repair rights

Sellers should understand exactly what conditions allow the buyer to cancel the agreement.

Closing Timeline

Does the proposed timeline work for your schedule?

Some sellers need a fast closing, while others may need extra time to move.

The contract should align with your plans.

Repair Requests or Credits

Some buyers submit offers asking for:

• Seller-paid closing costs

• Repair credits

• Home warranties

• Appliances or furniture

These requests affect your bottom line and should be reviewed carefully.

Can Sellers Negotiate an Offer?

Absolutely.

In real estate, almost everything is negotiable.

If you don’t like certain terms, you can:

• Accept the offer

• Reject the offer

• Submit a counteroffer

Counteroffers can change:

• Price

• Closing date

• Contingencies

• Included items

• Repair terms

Negotiations may go back and forth several times before both sides agree.

The key is to stay professional, responsive, and clear throughout the process.

When Does an Offer Become Legally Binding?

A real estate offer only becomes legally binding once all parties sign the agreement.

Until then:

• Buyers can withdraw the offer

• Sellers can reject or counter it

• Either side may walk away

This negotiation period may last a few hours or several days depending on communication and market conditions.

Once both parties sign the contract, the home officially goes “under contract.”

At that point, the next phase of the transaction begins.

What Happens After the Offer Is Accepted?

Once the contract is signed, the buyer typically submits the ratified agreement to the title company or closing attorney handling the transaction.

From there, the process moves into:

• Home inspections

• Appraisal

• Title search

• Mortgage underwriting

• Final negotiations

• Closing preparation

This period is often called the “escrow” or “under contract” phase.

Tips for Buyers and Sellers Handling Offers Without an Agent

Managing a real estate transaction without an agent requires strong communication and attention to detail.

Here are a few tips to make the process smoother.

Stay Organized

Keep copies of:

• Signed contracts

• Addendums

• Emails

• Inspection reports

• Financial documents

Good organization helps avoid confusion later.

Communicate Clearly

Miscommunication causes many real estate problems.

Respond promptly, clarify expectations, and keep everything in writing whenever possible.

Don’t Rush Decisions

Buying or selling a home is a major financial transaction.

Take time to review every document carefully before signing.

Use Professional Help When Needed

Even without an agent, many buyers and sellers still work with:

• Real estate attorneys

• Title companies

• Mortgage lenders

• Home inspectors

Professional guidance can help prevent expensive mistakes.

Common Mistakes to Avoid During the Offer Process

Focusing Only on Price

The highest offer isn’t always the best one.

Strong financing, fewer contingencies, and flexible timelines can sometimes make a lower offer more attractive.

Skipping Legal Review

Real estate contracts are legally binding documents.

Having an attorney review your agreement can provide valuable protection.

Ignoring Deadlines

Purchase agreements contain strict timelines for:

• Deposits

• Inspections

• Financing approvals

• Closing

Missing deadlines can jeopardize the deal.

Letting Emotions Take Over

Buying and selling homes can feel personal, especially for FSBO sellers.

Try to approach negotiations calmly and professionally.

Final Thoughts on Making or Receiving a Real Estate Offer

Step 2 of the home buying and selling process may seem quick, but it’s one of the most important stages of the transaction.

A well-written offer creates clarity, protects both parties, and sets the tone for the rest of the deal. Whether you’re buying a home without a real estate agent or selling your property on your own, understanding how offers work can help you move forward with confidence.

The key is simple:

• Stay organized

• Communicate clearly

• Review everything carefully

• Don’t hesitate to seek professional advice when needed

Once both parties sign the agreement, you’re officially under contract—and one step closer to closing day.

At Aloha My Home, we’re committed to helping buyers and sellers navigate the real estate process with practical, easy-to-understand guidance every step of the way.