n North Texas—especially in high-demand areas like Frisco, Prosper, McKinney, Celina, Plano, and Little Elm—writing a competitive offer is part art, part science, and part psychology.
When I represent buyers, I customize every offer based on competition level, seller motivation, neighborhood trends, and the agent on the other side. No two offers are the same, because every situation is different.
Here’s exactly how I structure winning offers in Texas.
1. Start With the Right Price Strategy (Data + Competition)
Price is the headline, but in a competitive Texas market, it’s only one part of the story.
When determining offer price, I evaluate:
✔️ Comparable sales (last 90 days)
✔️ Active competition
✔️ Pending sales
✔️ List-to-sale price ratios for the neighborhood
✔️ Days on market trends
✔️ Seasonality
✔️ Whether the home is underpriced to attract bidding
✔️ Appraisal risk level
I never guess—I use real data.
And if we’re competing?
We strategically decide whether to:
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Match list price
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Go slightly over
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Go significantly over
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Strategically under with stronger terms
The goal is to win the home without overpaying unnecessarily.
2. Earnest & Option Money (How We Signal Strength)
Earnest Money (Refundable)
Typical: 1% of purchase price
Competitive markets: 2–3%
Option Money (Non-refundable)
Typical: $200–$300
Competitive markets: $500–$2,000+
Higher deposits signal:
✔️ Commitment
✔️ Financial strength
✔️ Seriousness
Bigger deposits = more credibility.
3. Shorter Option Period (Huge in Competitive Markets)
In North Texas, a typical Option Period is:
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7–10 days in normal markets
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5–7 days in competitive markets
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3–5 days for VERY competitive offers
Shorter periods give the seller less uncertainty, and I schedule inspections immediately to protect you.
4. Appraisal Strategy (Especially Crucial in Texas)
Appraisals often come in low during competitive seasons.
Here’s how we address it.
Option 1: Full Appraisal Waiver
You waive your right to terminate due to appraisal.
Most competitive, but highest risk.
Option 2: Partial Appraisal Waiver
You cover the difference up to a set amount.
Strong + safer.
Option 3: No Waiver
You keep full protection.
Safest + weakest in competition.
I NEVER put buyers at risk without discussing all scenarios.
We tailor the waiver to the property and your comfort level.
5. Financing Terms Sellers Love
✔️ Strong local lender
✔️ Fast close (21–25 days)
✔️ Desktop Underwriting approval
✔️ Fully underwritten pre-approval
✔️ No lender “junk fees”
✔️ Communication between lender & listing agent
Listing agents trust offers backed by reputable local lenders—this matters in Texas.
6. Title Policy (Negotiation Strategy)
Traditionally:
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Seller pays in Collin & Denton
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Buyer pays more often in Dallas & Tarrant
To win a competitive property, sometimes it makes sense for buyers to offer:
✔️ “Buyer pays title policy.”
This can be a $1,500–$3,000 advantage to the seller.
A small concession can win a home without raising price.
7. Survey Strategy
We choose one of the following:
✔️ Accept seller’s survey
✔️ Buyer pays for new survey
✔️ Buyer pays only if seller’s is rejected
✔️ Buyer preemptively orders survey (very strong in competition)
Offering buyer-paid survey removes uncertainty for the seller.
8. Home Warranty (Negotiation Chip)
Buyers typically ask sellers to pay for a home warranty.
In a competitive scenario, I often recommend:
✔️ Buyer pays warranty (or declines it)
A clean offer is a strong offer.
9. Closing Date (Match the Seller’s Ideal Timeline)
I contact the listing agent BEFORE writing the offer to ask:
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When does the seller want to close?
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Do they need a leaseback?
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Are they relocating?
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Do they need extra time to move?
When we align our offer with the seller’s timing, we instantly gain an advantage.
10. Seller Leaseback (Huge Competitive Edge)
Offering a seller leaseback—usually:
✔️ 1–30 days
✔️ At seller’s cost or buyer’s cost
—can be a game-changer.
If the seller needs time to shop for their next home, this can beat higher-priced offers.
11. Repairs (Don’t Ask for Anything Up Front)
In a competitive offer:
❌ Don’t ask for repairs
❌ Don’t ask for credits
❌ Don’t ask for updates
We save negotiation for the Option Period, where you regain leverage.
12. Clean Contracts Win Deals
Texas listing agents LOVE clean offers.
A clean offer has:
✔️ No unnecessary addenda
✔️ Few seller costs
✔️ Minimal contingencies
✔️ Strong financing
✔️ Short options
✔️ Transparent timelines
If something isn't required, we don't include it.
13. Write a Great Buyer Letter (Sometimes Helpful)
This depends on:
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Whether the listing agent allows it
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The seller type
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The competition level
When appropriate, a well-written letter can humanize your offer.
14. My Biggest Advantage: Agent-to-Agent Communication
This is where most buyers lose deals and don’t even realize it.
Before we write an offer, I ALWAYS call the listing agent to ask:
✔️ What terms matter most?
✔️ What is the seller’s motivation?
✔️ What is the seller worried about?
✔️ How many offers do you have?
✔️ What price range is competitive?
✔️ Does the seller need a leaseback?
✔️ What’s the preferred close date?
These conversations often win the deal before the paperwork even starts.
Bottom Line: Competitive Offers in Texas Require Strategy, Not Guesswork
Every decision—price, terms, deposits, appraisal strategy, timing—matters.
When we work together, I structure your offer to maximize your odds of winning without overpaying or taking unnecessary risks.
This is where experience truly pays off.
Ready to Write a Winning Offer in North Texas?
If you want a Realtor who knows how to win homes in Frisco, Prosper, McKinney, Celina, Plano, and throughout DFW, I’d love to help.
