You've done the work. The home is prepared, priced right, marketed well, and now there's an offer — maybe more than one — sitting in front of you. Exciting. Also, more complex than it looks.
The instinct is to go straight to the purchase price and make your decision from there. Understandable. But an offer is a package, and every component of it matters. A slightly lower offer with clean conditions and a closing date that works for you can be worth significantly more than a higher offer that's loaded with risk.
The purchase price
Yes, obviously this matters. But consider it in the context of everything else. A $10,000 gap between offers might feel significant, but if the higher offer has a financing condition that could collapse the deal three weeks from now, is it actually better?
Conditions
Conditions are clauses that must be satisfied for the deal to proceed. Common ones include financing (the buyer secures their mortgage), inspection (the buyer completes a home inspection to their satisfaction), and sale of existing property (the buyer sells their current home first).
Each condition introduces a window during which the deal could fall apart. A firm offer with no conditions is the cleanest possible scenario for a seller. A conditional offer isn't necessarily a problem — it's a question of what the conditions are and how confident you are they'll be resolved.
Deposit amount
A larger deposit signals buyer commitment. It's the buyer putting real money at risk — if they walk away without a legitimate reason, they lose it. A substantial deposit means this buyer is serious.
Closing date
Does it align with your timeline? If you need 90 days to sort out your next place and the buyer wants possession in 30, that's a conversation to have. Closing dates are often negotiable, but it's worth checking early whether there's real alignment.
Inclusions and exclusions
What's the buyer expecting to come with the house? Appliances, light fixtures, riding mower? Make sure the offer reflects what you agreed to include — and that anything you're keeping is clearly excluded.
The bottom line
Every component of an offer matters. The best offer is the one that gives you the best overall outcome — not always the highest number on the page.
When offers come in, I'll break down every element clearly so you can make an informed decision. No pressure, no rushing, just straight talk about what's in front of you.
About the Author
Marc Miiller is the REALTOR® and founder of Great Alberta Homes, serving clients across Alberta whether they're buying a home in the city or searching for the perfect country acreage. With a unique background of over 25 years in construction and environmental work, Marc offers a perspective that goes far beyond the surface. His ability to see a home's true potential — and its potential pitfalls — is invaluable for any property, from a suburban two-storey to a 100-acre farm. Known for his witty, no-pressure approach, Marc is the trusted guide who makes the entire process feel straightforward and stress-free. He's dedicated to providing real, honest advice, wherever the road takes you.
📞 Cell: 403-860-2500 ✉️ marc@vogelhausinc.com 🏢 100, 1301 - 8 Street SW, Calgary, AB, T2R 1B7
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