CLIENT RESOURCE CENTER
HOME SELLING RESOURCES
Helpful guidance, checklists, and downloads designed to help you feel prepared and confident at every stage of your sale.
Behind the Scenes
How I Negotiate For You
Negotiating & Inspection
Receiving an offer is exciting. My job is to help you evaluate every detail, negotiate strategically, and protect your best interests from acceptance to closing.
We communicate clearly and professionally
We counter strategically, not emotionally
We protect your bottom line and your goals
We keep you informed every step of the way
Strong negotiation is about strategy, patience, and protecting what matters most.
Inspection Options
The buyer’s inspection terms can affect both the strength of the offer and the likelihood of additional negotiations after acceptance.
Inspection with Requests
The buyer may complete an inspection and request solutions for significant concerns involving major systems, mechanical components, structure, or health and safety. Inspection requests should not be used for cosmetic items, decorating preferences, or normal wear.
Inspection with No Requests
The buyer may inspect the home for informational purposes but agrees not to request repairs, credits, or a price adjustment based on the findings. This can reduce the risk of a second round of negotiations.
No Requests
The buyer waives the general home inspection. This provides the seller with the greatest inspection-related certainty, although other contract contingencies and the seller’s disclosure obligations may still apply.
What we look at in Every Offer
How to Prepare for Inspection
Make sure all utilities are on
Check for active leaks
They will test appliances, so make sure they are empty
Make sure mechanicals are accessible
Make sure electrical panel is accessible
Leave keys to outbuildings
Plan to leave the home
We position your home from a place of strength
I coordinate inspections,
Track deadlines & important dates
Manage appraisal & Financing process
Communicate with all parties
Solve problems and keep everyone on track
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The purchase price is important, but it does not tell us the complete value of an offer. I also look at any requested seller credits, repair allowances, rate-buydown contributions, or other costs that may reduce your final proceeds.
The goal is to understand what the offer is truly worth to you, not just the number shown at the top of the contract
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Earnest money is the buyer’s good-faith deposit and can help demonstrate how serious they are about moving forward. A larger deposit may give you greater confidence in the buyer’s commitment, although the amount must still be considered alongside the contract’s contingencies and refund provisions.
We will review how much is being offered, when it is due, and the circumstances under which it may be returned to the buyer.
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The buyer’s financing can significantly affect the strength and reliability of an offer. I review the loan type, down payment, pre-approval, lender reputation, available funds, and whether the buyer appears financially prepared to complete the transaction.
Cash is not automatically best, and the highest down payment does not always create the strongest offer. What matters is the buyer’s ability to perform and reach closing with as few financing complications as possible.
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Contingencies protect the buyer, but they can also create uncertainty for the seller. Common contingencies may involve attorney review, inspection, financing, appraisal, or the sale of the buyer’s current home.
I examine how many contingencies are included, how long they remain in effect, and how much risk they add to the transaction. Fewer or more narrowly written contingencies can create a cleaner path to closing.
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The proposed closing date should work with your plans, your next move, and any possession needs. We will also review whether the buyer is flexible if your preferred date changes or if you need additional time in the home after closing.
A strong timeline is not simply the fastest one. It is the timeline that best supports your circumstances while remaining realistic for the buyer’s financing and other obligations.
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The overall strength of the buyer matters just as much as the written terms. I consider whether they have a home to sell, how far along they are in that process, the quality of their lender documentation, their flexibility, and anything else that could affect their ability to close.
This helps us evaluate not only how attractive the offer looks today, but how likely it is to remain together through inspection, appraisal, financing, and closing.
