DENVER HOME BUYER’S GUIDE · STEP 5 OF 10
How to make a strong offer on a Denver home
Deciding what to offer, the terms that make sellers say yes, how counter-offers work and how to choose the way you’ll hold title.
What makes an offer strongYou found the house. Congratulations. When demand is higher than the number of homes for sale, the right house won’t wait for you, so this step moves fast. We can go from a showing to a signed offer the same day when we need to.
How we decide what to offer
I pull recent sales of similar homes nearby and look at what this one is worth in its current condition, not after the updates you’re already picturing. I also call the listing agent to find out what matters most to the seller. Sometimes it’s price. Often it’s timing, a clean inspection or certainty that the deal will close.
Then we put it together: a price and terms you’re comfortable with that also solve the seller’s problem. Sometimes the right offer is over asking. Sometimes it’s under. Sometimes the right answer is to walk away, and I’ll tell you when I think it is.
What makes an offer stronger
Price matters, but it isn’t the only thing sellers weigh. These are the levers we can pull.
Put your best foot forward
You may only get one chance. When there’s competition, I’d rather you make your best offer the first time than get outbid waiting for a counter.
Offer healthy earnest money
Sellers typically ask for about 1% of the list price, and often more at luxury price points. Offering more shows the seller you’re serious and financially solid. It’s credited toward your cash to close, meaning your down payment and closing costs.
Keep it clean
A cash offer or one with fewer contingencies can beat a higher offer. Waiving a contingency gives up a real protection, though, so I’ll walk you through exactly what you’d be giving up before you decide.
Limit inspection requests
Telling the seller up front that you’ll only ask about health, safety and structural items lets them know you won’t nickel-and-dime them.
Match the seller’s timing
Many sellers want to close in 30 days or less. Others need a few extra weeks, or time to stay after closing. Flexibility here can be worth more than money.
What happens after you submit an offer
- 1The seller accepts. You’re under contract.
- 2The seller declines. This usually means they felt your offer wasn’t close enough to negotiate.
- 3The seller counters. They come back with different terms. You can accept the counter, decline it or counter back. This can go back and forth until you agree or someone walks away.
- 4You’re under contract. Once everyone signs, the deadlines in the Colorado contract start running. Your earnest money goes to the title company, and we schedule your inspection right away. Respond quickly to me and your lender from here on.
How you’ll hold title
Your offer names how the title will read. Title shows who owns the property, which can be different from who is on the mortgage. If you’re buying alone, the only real decision may be whether to include a middle name or initial. With more than one owner, the choice has real legal consequences if an owner dies.
Double-check that every name is spelled correctly on the offer. I’m not an attorney, so if you’re unsure which option fits your situation, talk to a real estate or estate planning attorney before you sign.
Frequently asked questions
How much over asking should I offer in Denver?
There’s no standard number. It depends on recent sales, the home’s condition, how long it’s been on the market and how many other buyers are interested. Depending on the market and the home, Denver homes sell over, at or under asking. I’ll show you the comparable sales so you can decide with real numbers.
What is a counter-offer?
A counter-offer is a response with different terms, such as a higher price or a different closing date. You can accept it, decline it or counter again.
Can I back out after my offer is accepted?
Only in the ways the contract allows, such as terminating before the inspection, appraisal or loan deadlines. Backing out for another reason, or missing a deadline, can cost you your earnest money. Keeping those dates on track is a big part of my job.
Does the seller have to respond to my offer?
No. A seller can let an offer expire without responding. Every offer I write includes an expiration time so you’re never left waiting.
Found a home you love?
Send me the address. I’ll pull comparable sales and call the listing agent so we know where we stand before you decide on a number.
Book a call720.454.5432General information, not legal advice. Ask an attorney about how to hold title for your situation. Last reviewed September 2026.