Making an Offer & Negotiating
A strong offer is about far more than the number on it. Here's what actually goes into a home offer in Florida, what each piece does, and how negotiation works — so you understand the moving parts before you make one.
An offer is more than a price
When you make an offer, the price is just one of several terms — and sometimes not the one that wins the deal. A typical offer spells out:
- Price — what you're offering to pay.
- Earnest money — a good-faith deposit that shows you're serious.
- Financing terms — whether you're paying cash or using a loan, and what kind.
- Contingencies — the conditions that protect you (inspection, financing, appraisal).
- Closing date and timeline — when you'd like to close and take possession.
- Requests to the seller — things like repairs or a credit toward your closing costs.
Each of these is a lever, and together they make up the offer a seller actually weighs.
What earnest money is
Earnest money is a deposit you put down with your offer to show the seller you're committed. It doesn't go to the seller — it's held by a neutral third party (usually in an escrow or title account), and at closing it's applied toward your down payment and closing costs. If a deal falls through for a reason your contract protects, you're generally entitled to it back. The amount is something you and the seller agree on, and your agent helps you set it at a level that's credible without overexposing you.
Contingencies — your safety net
Contingencies are conditions that have to be met for the deal to move forward. They're how a contract protects you, and each one comes with its own timeline:
- Inspection contingency — gives you a window to have the home inspected and decide how to proceed based on what's found.
- Financing contingency — protects you if your loan doesn't come through as expected.
- Appraisal contingency — addresses what happens if the home appraises for less than the agreed price.
Which contingencies to include, and how to handle their deadlines, is part of shaping an offer that protects you — one of the things we walk through together.
Price is only one lever
Sellers don't just look at the highest number — they look at the whole offer: the price, yes, but also the timing, the contingencies, and how likely the deal is to actually close. A clean, well-timed offer can beat a higher one that carries more risk. Understanding that is exactly why the strategy behind an offer matters as much as the figure on it — and why it's worth having someone shaping it with you.
What happens after you submit
Once your offer goes to the seller, one of three things happens: they accept it, they counter it, or they decline. A counter changes one or more terms — price, closing date, what's included — and sends it back to you. That back-and-forth continues until you both agree or one side walks away. The moment both parties sign the same terms, you're "under contract," and the timelines in your offer start running.
How it works in Florida
Most Florida resale purchases use a standard contract (commonly the FAR/BAR form) that both sides know well, which keeps the terms clear. Your earnest money is held in escrow, not paid to the seller. And the contract's effective date — the day both parties have signed — is what starts the clock on your inspection, financing, and closing deadlines, so those dates matter from day one.
Where we come in
Here's the honest part: how much to offer on a specific home, and how to structure the terms to win it, isn't something a webpage can answer — because it depends on that house, the market that week, and what the particular seller cares about. That's the judgment you're hiring an agent for. We help you put together an offer that's competitive without giving up the protections you want, read the contract before you sign it, and handle the negotiation on your behalf.
Every offer is different. Let's build yours.
Frequently asked questions
Earnest money, your financing terms, contingencies (inspection, financing, appraisal), a proposed closing date, and any requests to the seller such as repairs or a closing-cost credit. Price is just one of the terms.
A good-faith deposit submitted with your offer. It's held by a neutral party in escrow — not paid to the seller — and applied toward your down payment and closing costs at closing.
Conditions that have to be met for the deal to go through. Common ones cover the inspection, your financing, and the appraisal, and each protects you if something doesn't work out within its timeline.
Generally, yes — if you cancel for a reason your contract's contingencies protect, within their deadlines. The specifics depend on the contract terms, which is why those deadlines matter.
The seller can accept, counter, or decline. A counter adjusts terms and comes back to you, and the negotiation continues until you both agree or walk away. Once both sign, you're under contract.
It depends on the specific home, the current market, and what the seller values — so it's a conversation, not a formula. We look at all three with you and shape an offer that's competitive while protecting you.
Ready to make an offer?
Every home and seller is different. Let's build an offer that fits the one you want.
This page explains how offers and contracts generally work — it isn't legal advice. A purchase contract is legally binding, so for questions about a specific offer or contract, consult a licensed real estate attorney. Rabell Realty Group are licensed real estate professionals, not attorneys.