What's inside an offer
An offer isn't just a price. It's a package, and every piece matters to the seller.
The short version
An offer is a signed package of price, money, dates and conditions. Sellers weigh the whole package, so the strongest offer isn't always the highest one.
The parts of your offer
Washington offers are written on standard forms. Here's what each part does, in plain English.
Purchase and sale agreement
What’s actually insideWhat you'll pay. We base it on recent nearby sales, not on hope.
A good-faith deposit. It's held in trust, usually by escrow, and counts toward your purchase at closing.
How you're paying. Loan type, down payment, and the time you have to get final loan approval.
Your look under the hood. A set number of days to inspect, then ask for repairs or walk away.
What the seller knows about the home. Most sellers fill out a disclosure statement, called Form 17, and you usually get three business days to review it.
Proof the seller can sell. You review the title report for liens, easements and surprises.
When the house becomes yours. Picked to fit your loan and everyone's moving plans.
When you get the keys. Closing day, or a few days later if the seller needs time to move.
Anything else. Things like selling your current home first, seller credits, or that fridge you love.
Price isn't the only lever
Some sellers care most about price. Others care about certainty or timing. We find out which before we write.
The big one, but not the only one.
A solid pre-approval and a lender who answers the phone.
Fewer conditions can mean fewer worries for the seller.
A closing or move-out date that fits the seller's life.
What happens if the appraisal comes in low.
Questions I hear a lot
What happens to my earnest money?
It's held in trust, usually by the escrow company, and credited toward your purchase at closing. If you back out for a reason your contract doesn't allow, you could lose it, so I watch every deadline.
What is Form 17?
It's the seller disclosure statement used in Washington. Most residential sellers must provide one, and buyers generally have three business days after receiving it to accept it or back out.
Can I offer less than asking?
Sure. Whether it's smart depends on the home, how long it's been on the market, and what similar homes sold for. We'll look at the numbers together.
Ready to start looking?
Grab a coffee with me and we'll map out your own plan. No pressure, no homework.
General information for Washington buyers and sellers, not legal, tax or lending advice. Every home and every deal is a little different, so let's talk about yours. Updated October 2026.