Earnest money is a good-faith deposit submitted with your offer to demonstrate your commitment to the purchase. It’s typically:

• 1–3% of the purchase price, depending on market conditions
• Held by the title company until closing
• Credited back to you as part of your cash to close

You can think of it as your way of saying, “I’m serious—and I’m ready.”

Buyers in Michigan can generally choose their own title company. A strong title team ensures:

• Reliable communication
• Accurate closing documents
• Faster responses to lender and agent questions
• Efficient handling of escrow and funds
• Clear title with no unresolved issues

We work closely with trusted title partners who prioritize accuracy, professionalism, and smooth closings.

Before you sign any offer, we prepare a personalized estimated cash to close so you know exactly what to expect—including earnest money, down payment, and closing costs.

Your offer price should reflect:

• Current neighborhood sales
• Condition of the home
• Days on market
• Competing offers (if disclosed)
• How quickly the seller wants to close
• Whether concessions are being requested

As Pricing Strategy Advisors (PSA-certified), we analyze the data and help you determine a strategic, defensible price point—not just a guess.

The inspection contingency protects you by allowing time to evaluate the home’s condition. Strategies vary based on your comfort level and market conditions.

Options include:

Standard Inspection Contingency

Provides time for a full inspection and negotiation of repairs.

Tightened Inspection Timeline

Shows the seller you’ll move quickly.

Informational Only Inspection

You retain the right to walk away but will not request repairs.

Waiving Inspections (Not Advised)

This is rare and risky. We will always discuss the risks if this is considered.

We help you choose the approach that balances protection with competitiveness.

Our market analyses show not just what the home is worth—but what it’s likely to sell for. That difference can be the key to winning in a competitive situation.

If you’re financing the purchase, your lender will require an appraisal. Appraisals can:

• Support the contract price
• Come in low, requiring negotiation
• Reveal discrepancies from MLS data

Depending on your comfort level and financial flexibility, strategies include:

• Not agreeing to cover any shortfall
• Covering a portion of potential gaps
• Offering a small appraisal guarantee
• Adjusting terms to reduce risk

Every approach is tailored to your financing and the home’s condition.

Most loan programs allow sellers to contribute toward your closing costs and prepaids—sometimes as high as 6% of the purchase price.

Seller concessions may be used to cover:

• Closing costs
• Prepaid taxes and insurance
• HOA dues
• Mortgage insurance premiums (in some cases)

When the market allows, we will strategically negotiate concessions to reduce your cash to close.

Seller concessions can dramatically reduce the amount due at closing. We’ll help you structure your offer to maximize these credits when they’re available.

Common offer contingencies include:

• Financing contingency
• Appraisal contingency
• Inspection contingency
• Clear title contingency

You don’t necessarily need to waive protections to write a competitive offer—but the way these contingencies are written can make all the difference.

We help you craft terms that keep you protected and appealing to sellers.

Many buyers confuse the two. Here’s the simple breakdown:

• Earnest Money: Deposit held after your offer is accepted
• Cash to Close: Your full amount required on closing day

Your earnest money becomes part of your cash to close—it’s not an additional fee.

We don’t write boilerplate offers. Each offer is customized to the property, the seller’s motivation, and your personal strategy—maximizing your odds of winning while keeping you protected.

When multiple buyers are competing, we may recommend:

• Faster inspection timelines
• Stronger financing documentation
• Higher earnest money
• Limited concessions
• Personalized offer terms that match the seller’s goals
• Escalation clauses (if appropriate and allowed)

Every recommendation is tailored to your comfort level and financial position.

Once your offer is submitted:

• The seller may accept
• The seller may counter
• The seller may request highest and best
• The seller may decline
• Or the seller may receive competing offers simultaneously

Whatever outcome occurs, we’ll guide you through your next move confidently and strategically.

The next step is due diligence—inspections, disclosures, and deeper evaluation of the home’s condition.

Our lower commission structure gives you a competitive edge. Sellers often view offers from buyers with flexible, cost-efficient representation more favorably—helping strengthen your position in multiple-offer situations.