Making an Offer and Negotiation

How to compete and win in San Antonio's real estate market

A strong offer on a San Antonio home combines a price supported by comparable sales with clean, competitive terms: full pre-approval, meaningful earnest money, a reasonable option period, limited contingencies, and a closing date that works for the seller. Price matters, but terms often decide which offer wins.

As a Master Certified Negotiation Expert (MCNE), Tami Price brings advanced negotiation training and experience from about 1,000 transactions to protect each buyer's interests and secure the best possible terms.

What goes into an offer on a Texas home?

Two parts of every Texas offer are often confused:

How do I decide what to offer?

Tami analyzes the factors that determine a home's real value and the leverage in each negotiation:

• Comparable sales: recent sales of similar homes nearby, the foundation of any pricing decision
• Days on market: a longer listing may mean more room to negotiate
• List price versus market value: whether the home is priced competitively, aggressively, or above market
• Property condition: updates, deferred maintenance, and needed repairs
• Seller's disclosure notice: reviewed before writing the offer, when the seller provides it. If it's delivered after the contract becomes effective, Texas law gives the buyer 7 days after receiving it to terminate.
• Seller motivation: relocation, timing needs, or simply testing the market
• Competition: whether other buyers are interested
• Your position: how much this specific home matters compared with other options

How can I make my offer stronger?

• Get fully pre-approved, not just pre-qualified, so sellers know you can close.
• Increase the earnest money, such as 2% to 3% instead of 1%, to show commitment.
• Shorten the option period, such as 5 days instead of 10, if inspections can be scheduled quickly.
• Limit contingencies where it's appropriate and safe.
• Offer a flexible closing date that fits the seller's timeline.
• Respond quickly to counteroffers to keep momentum.
• Keep it clean, without unusual terms or special requests that create uncertainty.

How do I compete in a multiple-offer situation?

• Highest and best: sellers may ask every buyer for a final offer by a deadline. It's usually one shot, so make it count.
• Strategic positioning: terms, timing, financing strength, and fewer contingencies can beat a higher offer that carries more risk.
• Know your limit: set an absolute maximum before competing. Emotional bidding leads to overpaying.
• Know when to walk away: not every home is worth winning at any price. Tami helps buyers judge when to compete hard and when to wait for the next opportunity.

"Tami graciously did virtual tours as we were house hunting out of state before a PCS and guided us through every step. She successfully helped us negotiate at each step and helped us get into our new home in Canyon Springs in the Stone Oak area."

Chris and Erin M., home buyers

How does Tami approach negotiation?

• Data-driven: every position is backed by market data and comparable sales, not emotion.
• Win-win mindset: strategic positioning achieves better results than aggressive tactics that backfire.
• Protect the buyer: agreement never comes at the cost of the buyer's interests, timeline, or finances.
• Read the situation: understanding the seller's motivation and priorities shapes offers that resonate.
• Know when to push and when to pause: holding firm, compromising, and walking away are all tools.

Tami's Master Certified Negotiation Expert (MCNE) training through the Real Estate Negotiation Institute covers offer positioning, counteroffers, multiple-offer competition, inspection negotiation, appraisal gaps, closing cost negotiation, and contract terms.

What is the offer process, step by step?

What happens after my offer is accepted?

• Deliver the earnest money and option fee to the title company within 3 days
• Schedule the home inspection during the option period
• Send the contract to the lender to begin processing and order the appraisal
• Watch for HOA documents, if the home has a mandatory HOA. They typically arrive 15 to 21 days into the contract.
• Begin planning for closing

The clock starts once you're under contract, and Tami guides buyers through every deadline. Read Home Inspections for San Antonio Buyers.

Frequently asked questions

How do I know what to offer on a home?

Tami analyzes comparable sales, market conditions, property condition, and competition to recommend a price. The right offer depends on several factors, not just the list price.

Should I always offer below the asking price?

Not necessarily. In competitive situations, a below-asking offer may lose the home. For overpriced listings or slower markets, offering below asking can be appropriate. Tami advises based on each situation.

What's the difference between earnest money and the option fee?

Earnest money, often 1% to 2% of the price, is held by the title company and applied to the purchase at closing. The option fee, often a few hundred dollars, goes to the seller in exchange for the buyer's right to terminate for any reason during the option period. Both are delivered to the title company within 3 days of the effective date under the standard Texas contract.

Can I back out after making an offer?

Before the seller accepts, an offer can be withdrawn at any time. After acceptance, the buyer can terminate for any reason during the option period and gives up only the option fee. After the option period, terminating may mean losing the earnest money unless another contract provision applies.

How do I compete in a multiple-offer situation?

Full pre-approval, stronger earnest money, flexible terms, limited contingencies, and a well-supported price all help. Setting a maximum in advance keeps the decision grounded.

What if my offer is rejected?

A rejection isn't always the end. Options include a revised offer, waiting in case the accepted offer falls through, or moving on to other homes. Sometimes patience is the best strategy.