Your Home Free

What Should I Know Before Making My First Offer on a Home?

You’ve found a home that checks all the boxes—the layout works, the neighborhood feels right, and you can already picture yourself making memories there. But before you submit that offer, take a breath. In a competitive market like North Texas, your first offer is more than a number—it’s a strategy.

Whether you’re buying in Castle Hills, Flower Mound, or anywhere across DFW, here’s what you need to know to make a confident, well-informed first move.

Why Your First Offer Matters

Your offer is your first chance to show the seller you’re serious—and it sets the tone for everything that follows. In hot markets, it could be your only shot. In slower ones, it can determine whether negotiations move forward.

Either way, knowing what factors to consider before putting pen to paper can help you avoid overpaying, underbidding, or missing out entirely.

Key Things to Know Before Making an Offer

1. Understand the Local Market

Every neighborhood has its own rhythm. In some areas, homes sell within days. In others, sellers may be more flexible.

• Are you in a buyer’s or seller’s market?
  ● What’s the average number of days homes stay on the market?
  ● Are homes selling for list price, below, or above?

A real estate professional can help you analyze recent comps (comparable sales) to understand fair market value.

2. Get Pre-Approved—Not Just Pre-Qualified

If you haven’t already secured a mortgage pre-approval, now is the time. A pre-approval letter from a lender shows you’re financially ready—and can make your offer stand out to sellers.

• Pre-approval confirms your budget and loan type
  ● It speeds up the transaction timeline
  ● Many sellers won’t consider offers without it

📍 Tip: In competitive areas like Castle Hills, pre-approval is often a must.

3. Know What’s Included in the Sale

Not everything you see during a showing automatically comes with the home. It’s important to clarify what’s staying and what isn’t.

• Are appliances, light fixtures, or mounted TVs included?
  ● Will the seller be removing furniture or storage sheds?
  ● Are there any leased items (like solar panels or water softeners)?

Being specific in your offer can help avoid miscommunication later.

4. Evaluate the Home’s Condition

If you’ve toured the home and noticed issues—or if the seller has disclosed needed repairs—factor that into your offer strategy.

• Consider budgeting for updates or maintenance
  ● Decide if you’ll request repairs after the inspection or adjust your offer upfront
  ● Understand what’s cosmetic vs. what’s structural

You can also ask your agent about red flags they may have noticed during your showing.

5. Decide on the Right Offer Price

Price isn’t the only factor in an offer—but it’s often the first thing the seller notices. You’ll want to balance being competitive with protecting your budget.

• Review comparable sales in the neighborhood
  ● Factor in seller motivation and how long the home has been listed
  ● Consider how much demand there is for homes like this right now

Your agent can help you strike the right balance between a strong offer and a smart one.

6. Think About Contingencies and Terms

Contingencies are protections for you as the buyer—but too many can weaken your offer. The most common ones include:

• Financing contingency
  ● Appraisal contingency
  ● Home inspection contingency
  ● Home sale contingency (if you’re selling another property)

You’ll also need to consider your proposed closing date, option period, and earnest money amount. All of these shape how your offer is perceived.

7. Be Ready to Act Quickly

In some markets, waiting even a day can mean missing out. If you’ve found the right home and feel confident in your decision, don’t delay.

• Make sure your agent is available to submit offers and answer questions
  ● Have your lender and title company on standby
  ● Be flexible when scheduling showings or inspections

Speed and preparation can make your offer more attractive than a higher one with less momentum.

Thinking about making your first offer in North Texas? At Your Home Free – Team Nelson, we walk first-time buyers through every step—from market research to writing a strong offer and navigating negotiations. If you’re ready to make a move, we’re here to help you do it wisely and with confidence. Let’s talk about what comes next.