You finally get the email:
“We have an offer!”
Great news. Time to celebrate.
But before you start mentally spending the money, there’s one important detail:
An offer is not necessarily a good offer.
In today’s DFW market, buyers have more time to compare homes, and sellers are still negotiating. In August, DFW homes took a median of 58 days to sell, while 27.5% of listings had a price reduction.
So when an offer arrives, don’t look at just one number.
Start With the Price—but Don’t Stop There
A $500,000 offer sounds better than $490,000.
Of course.
But what if the $500,000 buyer is requesting $15,000 in seller concessions while the $490,000 buyer isn’t?
Suddenly, your calculator has opinions.
Look at the potential net proceeds, not just the headline price.
Read the Fine Print
A strong offer needs to make sense beyond the dollar amount.
Pay attention to:
- Financing: Is the buyer paying cash or using a mortgage?
- Inspection: What rights does the buyer have to request repairs?
- Appraisal: What happens if the home appraises below the contract price?
- Concessions: Is the seller being asked to contribute toward closing costs?
- Contingencies: Does the buyer need to sell another property first?
- Closing date: Does the timeline work for your plans?
None of these automatically makes an offer good or bad. They affect the cost, risk, and convenience of the transaction.
The Highest Offer Isn’t Always the Best Fit
Imagine two offers.
Offer A: Higher price, more contingencies, a larger concession request, and a longer timeline.
Offer B: Slightly lower price, fewer complications, well-documented financing, and a closing date that works perfectly for you.
Which one makes more sense?
There isn’t one universal answer.
It depends on your financial goals, timeline, and comfort level with the terms.
That’s why comparing offers is less about picking the biggest number and more about reading the entire package.
Think Beyond “Sold!”
A successful sale isn’t simply:
“We got an offer!”
It’s:
“We accepted an offer that makes financial and practical sense—and it actually made it to closing.”
In the current DFW market, buyers are paying close attention to affordability and monthly payments while the housing market continues to stabilize.
So when that offer arrives, celebrate the good news.
Then read the details.
Because the real value of an offer is often hiding in the fine print.
