What Actually Makes a Good Offer in Today’s Market in 2026
A good offer in 2026 is the one that the seller believes will actually close—at a price and on terms that still make sense for you a year from now. It is as much about certainty and clarity as it is about the number on the first page.
Price Matters, But It Is Not Everything
Sellers absolutely care about price, but most do not look at it in isolation. They also weigh:
How your price compares to recent nearby sales.
How confident they are that your financing and appraisal will work at that price.
Whether there are strings attached (big credits, lots of repairs requested, complex contingencies).
In 2026’s market—more inventory than the peak frenzy, but still not “slow”—a slightly lower price with clean, realistic terms often beats a higher number that feels shaky.
Certainty: What Sellers Care About Most
From a seller’s perspective, the worst outcome is going under contract and then watching the deal fall apart weeks later. That is why certainty stands out.
You increase certainty when you:
Include a strong pre‑approval (ideally pre‑underwritten, not just a quick pre‑qualification) and allow the listing agent to contact your lender.
Keep contingencies clear and realistic instead of vague or open‑ended.
Offer reasonable timelines for inspections, appraisal, and financing. Shorter but doable deadlines look confident.
Present a complete, clean offer package with all signatures, addenda, and disclosures in order.
Sellers notice how organized and serious you look on paper. A clean offer often feels safer than a slightly higher but messy one.
Terms That Often Matter as Much as Price
Two offers at the same price can feel completely different to a seller because of the terms. Common levers in 2026 include:
Closing date and possession. Matching the seller’s preferred settlement date—and offering a short rent‑back if they need time to move—can be a big plus.
Inspection contingency. Keeping inspections but shortening the window (for example, 5–7 days) or focusing on major defects rather than minor cosmetics can make your offer feel more secure without giving up protection.
Appraisal structure. In competitive situations, some buyers use a capped appraisal gap guarantee (for example, agreeing in writing to cover the first $5–$10k if the appraisal comes in low) instead of fully waiving the contingency.
Earnest money (deposit). A deposit in the 3–5% range, clearly protected by contingencies, signals commitment and financial stability. In hotter segments, stronger deposits can set you apart.
These details tell the seller, “This buyer is serious, prepared, and unlikely to implode halfway through.”
Deposit and Down Payment: What They Signal
Sellers look at both your earnest money and your down payment as signals:
Earnest money is your good‑faith deposit. A larger, well‑structured deposit shows you are committed and have skin in the game.
Down payment size influences how solid your financing appears. A healthy down payment can make your offer feel safer in case of appraisal wiggle room or underwriting scrutiny.
You do not need to drain your savings to impress a seller, but you do want your deposit and down payment to tell a coherent story about your ability to close.
Know When to Be “Clean” and When to Be Cautious
Smart buyers in 2026 do not use the same offer template for every house. They adjust based on:
How competitive the property is. For a move‑in‑ready home in a hot neighborhood, it may make sense to tighten deadlines, use a modest appraisal gap, or strengthen your deposit—within your comfort zone.
How long the home has been on the market. For a property that has been sitting, you usually have more room for standard timelines, fuller contingencies, and negotiation on price or credits.
The goal is to strengthen the offer where risk is low for you (timing, organization, deposit structure) while keeping protections where risk is high (major inspection issues, financing you truly need).
The Biggest Mistake Buyers Make
The biggest mistake is treating “strong offer” as “do whatever it takes to win.”
That can lead to:
Stretching beyond a monthly payment that feels comfortable.
Waiving protections you actually need (inspection, appraisal, financing) without understanding the downside.
Agreeing to terms that create stress or regret once the excitement fades.
A truly good offer is one that wins and still feels smart three, six, and twelve months later.
A Simple Framework for a Good Offer in 2026
Before you sign, ask yourself:
Is the price grounded in reality? Does it make sense relative to recent sales and your budget, not just list price and emotions?
Do the terms make the seller’s life easier? Have you aligned closing date, flexibility, and contingencies with what the seller likely wants?
Does the offer show you are organized and serious? Clean paperwork, strong pre‑approval, clear deposit.
Are you protected where it truly matters? Do you understand your risk around inspection, appraisal, and financing—and can you live with it?
Will you still feel good about this decision a year from now? If a small part of you already worries you went too far, adjust now.
If you can honestly answer “yes” to most of those, you are likely writing a strong, smart offer for today’s market.
Want Help Crafting a Winning Offer Strategy?
If you want help putting together offers that are competitive, clear, and aligned with your budget and risk tolerance, you can book a quick call with Shaina McAndrews, Realtor, and walk through your plan before the next home hits the market:
If you are a seller, understanding what makes an offer truly strong helps you look beyond just the top number. To see where your home stands in today’s market and how to attract those strong offers, you can start here:
