Offer & Negotiate

When it is time to make an offer we will guide you through the various negotiating methods to get the best possible price and terms for you. Before you make the offer, we will complete a full comparative market analysis (CMA) of the property to show you what the most likely sale price is for the home based on SOLD properties that are similar in location, condition, & size. We will the compare the home to the other homes on the market in that area to see how competitively priced it is. We also look at market time and the layout, design, and style of the home to ensure that it conforms to the area, validating our CMA. Then, we will make an informed offer on the property that is inline with your criteria.

Yet, price is just one factor. There may be key terms that are important to you or the seller that are more valuable than price. For instances, if we can close in 2 weeks, the seller may take less for the home. Or if we can close and rent back the property to the seller for a month or until they find their next home, the seller may choose to take less on their home so they get the terms they need to make the move happen. Or maybe the terms are most important to you? We take all of these items into consideration when walking through the contract to make an offer with our pre-approval letter attached!

The seller may accept the offer, counter the offer, or chose not to respond to the offer at all or there may be multiple offers and the seller may ask for our "highest and best offer". We have seen it all and will be there to walk you through this process. Negotiation is actually one our favorite parts of the transaction!! 

Please note that some of the items below that must be completed while under contract are dependent on the contract and may be dependent on the state you are buying in. If you are not buying in Arkansas, let me know and I would be happy to connect you to someone that can help.

Apply for Loan

We will send the contract to your lender and you can get started right away applying for the loan. They will contact you with a list of documents to verify and supply. You may also be required to fill out a few additional documents for the bank. In Arkansas, we have 5 days to make full application. This is why it is so important to have your lender ready in advance!


There are a lot of great inspectors in our area and we have relationships with some of the best and most responsive. All of the inspectors we recommend print the report on site or provide a report within 12 hours or less, so you will have the full inspection in hand as soon as possible if not AT the time of inspection! We have 10 business days to inspect & make repair request for items that are not in normal working order. Most inspections will be paid on sight so have about $400 available.


Once you have made full application for the loan, the lender will order the appraisal. The appraiser has 10 business days to provide the full report that will determine if the bank will provide the loan for the property at the contract price and in the current condition. Some government loans (VA, FHA, USDA) may require some repairs or some items to be brought up to code. A common example of this is the scraping, sanding, and repainting chipped wood on the exterior of the home, or adding a hand rail to stairs if necessary.

Once the loan is approved, the home appraises, and the home has been inspected with repairs agreed to, we will move on to the closing!

By Ray Ellen