How to Review and Compare Offers When Selling Your Home

18 August 2025

Selling your home is a big deal, right? After doing the hard work of staging, showing, and marketing, you finally start to receive offers. That’s when the real decision-making begins. But here’s the kicker — not all offers are created equal. It’s not just about grabbing the highest price and running. Nope. There’s way more to the story.

Let’s slow it down and walk through how to review and compare offers when selling your home. You’ll be armed and ready to make the smartest, most beneficial decision for your future.

First Things First: Don't Let Emotions Take Over

Okay, this one’s important. Selling your home, especially one you've made memories in, is emotional. But when those offers start rolling in, you’ve got to switch into "business mode." Think like a CEO, not a homeowner who’s fond of their backyard garden or the kitchen island you remodeled last year.

You love your home — and that’s okay — but the buyer doesn’t yet. They're thinking about their future, not yours. Keep your feelings on the back burner when looking at offers. This is about numbers, terms, and what makes the most financial sense for you.

Price Is Important… But It’s Not Everything

Sure, when you see a high price offer, your first instinct might be to yell “Sold!” But hold on. That dollar amount may look shiny on paper, but what’s behind it?

Here’s what you really need to ask yourself:

- Is the buyer financially qualified?
- Are they offering cash or relying on a mortgage?
- Are there strings attached?

Let’s break it down.

1. Cash vs. Mortgage: What's the Buyer Bringing to the Table?

A cash offer is like finding a shortcut. It's fast, simpler, and usually less risky. No waiting around for mortgage approval that could fall through last minute.

On the other hand, an offer contingent on a mortgage means more moving parts — and more things that can go wrong. If the bank doesn't appraise the home high enough or if the buyer's financial situation changes, the whole deal can collapse.

So, while that high offer backed by a mortgage might seem great, a slightly lower cash offer could close quicker and with less drama.

2. Contingencies: The Hidden Conditions

Contingencies are little “if this, then that” clauses in an offer. They’re often deal-breakers — or at least, deal-delayers.

Here are the most common ones:

- Financing Contingency: Buyer can back out if they're not approved for a loan.
- Appraisal Contingency: Requires the home to appraise at or above the offer price.
- Inspection Contingency: Allows the buyer to renegotiate or walk away based on inspection results.
- Home Sale Contingency: Buyer must sell their current home before moving forward.

Too many contingencies can slow everything down or even kill the deal later. Offers with fewer contingencies are generally stronger.

Think of contingencies like potholes. The more there are, the bumpier your road to closing gets.

3. Earnest Money Deposit: How Serious Is The Buyer?

The earnest money deposit (EMD) is like a buyer’s way of saying, “I’m not playing around.” It’s a portion of the purchase price held in escrow as a show of good faith.

Typically, the higher the EMD, the more committed the buyer is. If a buyer is putting down a sizable earnest money deposit, they're more likely to follow through with the deal.

A small EMD, on the other hand? That could be a sign they’re not 100% serious or might walk away easily. Trust us, in a tense transaction, this matters.

4. Closing Timeline: When Do You Want to Walk Away?

How soon do you need or want to close? This is a major consideration.

Maybe you’re relocating for a new job or you’ve already bought another place. If you need to close ASAP, an offer with a quicker closing timeline might be more attractive, even if it's a little lower in price.

Longer timelines aren’t bad, but they do open the door for potential issues to creep in — cold feet, financial glitches, or changes in buyer motivation. Evaluate each offer’s proposed closing date and ask yourself: “Does this work for my timeline?”

Don’t Ignore the Extras: Sweeteners That Make the Deal Better

Sometimes buyers throw in extras that might not boost the price tag but could still beef up the value.

A few examples:

- Waiving certain contingencies (inspection or appraisal)
- Offering to pay seller closing costs
- Flexible move-out date to accommodate your schedule
- “No repairs required” — meaning they’ll take the house as-is

These add-ons can tip the scales when you're reviewing multiple offers that are otherwise neck-and-neck.

Net Proceeds: What Goes In Your Pocket?

Let’s talk bottom line. When reviewing offers, don't just look at the top-line offer amount. Focus on the net proceeds — what you actually walk away with after all is said and done.

Here’s what goes into the math:

- Sale price
- Seller-paid closing costs
- Agent commissions
- Repair credits offered to the buyer
- Unpaid property taxes or liens

Your real estate agent should help you prepare a net sheet for each offer. Think of this like your financial cheat sheet — it shows the real dollars you’ll pocket if you accept that offer.

So yeah, that $500,000 offer might only net $470,000 after all deductions, while a $480,000 offer nets $475,000. It’s all about what ends up in your hands.

What’s the Buyer’s Story?

This might sound a little old-fashioned, but sometimes, the human side matters. Maybe the buyer includes a heartfelt letter about how much they love your home. Maybe their agent mentions they've been looking for months and finally found "the one."

While it's not a reason to accept a lesser offer you can't afford, it’s something worth considering — especially in close-call situations. If two offers are nearly identical, this personal touch might win them the house.

But again — don’t let it override better financial terms. This is still a business deal.

Use a Comparison Chart

When you’re staring at three, four, or even five offers, it can get overwhelming fast. That’s where a simple chart or spreadsheet becomes your best friend.

Break it down like this:

| Offer

| Price | Financing | Contingencies | EMD | Closing Date | Net Proceeds | Special Terms |

|--------|-------|-----------|----------------|-----|---------------|---------------|----------------|
| Offer 1 | $500K | Cash | None | $25K| 2 weeks | $490K | As-is condition |
| Offer 2 | $510K | Mortgage | Financing, Appraisal | $10K| 30 days | $495K | Seller to pay $5K in closing costs |
| Offer 3 | $495K | Mortgage | Inspection only | $20K| 21 days | $490K | Flexible move-out |

This way, you can instantly see how each offer stacks up and make an informed decision.

Ask Your Agent (And Maybe a Lawyer)

Don’t go at it alone. Even if you're a spreadsheet wizard or negotiation ninja, having a professional is key.

Your real estate agent's job is to guide you through this exact process. They'll point out red flags you might not catch and help you navigate counter-offers if needed.

In some cases, especially with complex contracts, it’s worth having a real estate lawyer review everything before you sign. Peace of mind? Priceless.

Ready to Negotiate?

Just because you receive an offer doesn’t mean it's "take it or leave it." Nope. You're in the driver's seat here.

You can:

- Counter the price
- Adjust the closing date
- Ask for a bigger earnest money deposit
- Request fewer contingencies

Don’t be afraid to negotiate. It's all part of the game.

Bottom Line

Selling your home is one of the biggest financial moves you’ll ever make. Reviewing and comparing offers isn't just about grabbing the highest number — it’s about weighing all the pieces of the puzzle and choosing the one that leads to the smoothest, most profitable outcome.

Remember to:

- Stay logical
- Look beyond the price
- Consider contingencies, timelines, and commitment
- Lean on your agent for advice
- Trust your gut — but check it with numbers

When the dust settles, and the right offer is locked in, you’ll be glad you took the time to do it right.