Step 6: Making an Offer – What Happens When You’ve Found The One
So you’ve walked through the front door, felt that “this is it” moment, and can already picture your life unfolding in that space. When you’ve found the one, it’s time for the next big step: making an offer.
This part of the journey is both exciting and strategic—and we’re here to help you navigate it with confidence.
📝 What Does It Mean to “Make an Offer”?
When you’re ready to move forward on a home, we’ll write up a purchase agreement (also called an offer contract) that outlines:
- The price you’re offering
- How much you’re putting down in earnest money
- Your preferred closing date
- Whether you’re requesting any seller-paid closing costs
- Any contingencies (like a home inspection, financing, or appraisal)
This document is legally binding once both sides agree and sign. That’s why it’s important to get the details right—and why having an experienced agent (hi, that’s us!) by your side makes a big difference.
💬 What Happens Behind the Scenes?
Once the offer is submitted, one of three things can happen:
- The Seller Accepts Your Offer – 🎉 Congrats, you’re under contract!
- The Seller Counters – They may propose a higher price, adjusted timeline, or different terms.
- The Seller Rejects the Offer – This can happen in competitive markets or if the offer is too far from their expectations. But don’t worry—we’ll guide you on next steps.
During this time, communication and timing are key. Our job is to advocate for your interests, keep the process moving, and help you negotiate terms that align with your goals.
📌 What Factors Affect a Strong Offer?
In a hot market like Omaha, a strong offer can stand out by more than just price. Here are some things we’ll consider together:
- How competitive is the market for this home?
- Are there other offers on the table?
- What are the seller’s priorities—timeline, price, or certainty?
- Can we shorten contingencies or offer flexible terms to make your offer stronger without overpaying?
We’ll also help you review recent comparable sales (“comps”) to determine a fair and strategic offer price.
💵 What’s Earnest Money?
Earnest money is a deposit that shows the seller you’re serious. It typically ranges from 1–3% of the purchase price and is held in escrow. If the deal closes, it’s applied to your down payment or closing costs. If the deal falls through due to a contingency (like inspection), you usually get it back.
⏳ How Long Does This Part Take?
Once the offer is accepted, we’re officially under contract and move into the next phase: inspections, appraisals, and final financing (coming up in Step 7!).
The offer phase itself usually wraps up in 24–48 hours—but timelines can vary depending on seller response and negotiation.
🛡️ You’re Not Doing This Alone
This is a pivotal moment in your home buying journey, and we’re here to handle the paperwork, protect your interests, and answer every question—big or small. At Omaha Home Pros Team, our job is to make this process feel smooth, strategic, and exciting.