How To Write a Home Offer That Actually Wins

By Nick Kellar

Nick Kellar is a dedicated real estate consultant, investor, and community steward serving Baltimore and the surrounding areas.

In this market, getting your offer accepted isn’t easy. But here’s what no one tells you. Just because you win the house doesn’t mean it feels like a win. I’ve seen buyers walk away with the keys and still feel uneasy, wondering if they overpaid, moved too fast, or gave up too much. After years of guiding clients through competitive markets, I’ve learned there’s a better way. You can write a strong offer that stands out and still feels good when you wake up the next morning. Here’s how.

Recon makes all the difference. Before writing any offer, I always gather intel. A great agent should talk to the listing agent and find out what matters most to the seller. Of course, sellers want the best price and clean terms. But sometimes, there’s more beneath the surface. If I learn the sellers are moving into temporary housing while they build a home, we might offer to cover a couple of months of storage costs. It’s a small gesture, just a few hundred dollars, but it shows empathy and can give your offer a personal edge.

Transfer taxes can tip the scale. In Maryland, buyers and sellers usually split the state and local transfer taxes 50/50. But as a buyer, you can cover the seller’s portion. This could cost you a few thousand more at closing, but it increases the seller’s net without affecting your loan, appraisal, or monthly payment. It’s a one-time cost that makes your offer more attractive without raising the price.

Non-refundable deposits show commitment. Let’s say the home is in excellent condition, and you plan to waive repairs after inspection. Rather than just saying you’ll take it “as-is,” back it up by making a portion of your deposit non-refundable. It’s a clear signal to the seller that you’re serious and won’t use inspections as leverage. Yes, there’s some risk involved, but this kind of commitment helps your offer rise above the rest.

Quantitative analysis protects you from overpaying. Most buyers want to be competitive but don’t want to overspend. That’s where data comes in. I use MLS reports to analyze the average sale-to-list price ratio in your price range over the last 90 days. This helps us craft a smart offer that’s aggressive enough to win but still grounded in reality. You’ll feel confident knowing real numbers back your decision.

Making an offer in today’s market is emotional, but it shouldn’t leave you with doubts. With the right strategy and guidance, you can secure the home you love and feel great about how you did it. Let’s talk today if you’re ready to make an offer that stands out and still feels right. Call 443-375-2224 or email nick@storyline-homes.com to get started.