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Make an offer that protects you

The short answer

Your offer is more than a price. In Georgia it also sets your earnest money, the number of due diligence days, any contingencies, who pays which closing costs, and the closing date. Those terms decide how protected you are later, so set them as carefully as the price. Nothing is final until both sides have signed and the acceptance has been delivered.

scheduleA day or two to agreesavingsEarnest money often 1%–3%eventYou choose the due diligence days
By David Knorr · Last reviewed October 28, 2026

The terms that matter

  • Price. Based on what similar homes nearby recently sold for: the comparable sales.
  • Earnest money. Your deposit, often 1% to 3% of the price. You get it back if you walk away for a reason the contract allows.
  • The due diligence period. The number of days you have to inspect and walk away for any reason. In Georgia you usually pay a small amount of option money to the seller for this right.
  • Contingencies. Conditions that let you back out, like your financing falling through or the appraisal coming in low.
  • Seller concessions. You can ask the seller to pay part of your closing costs.
  • The closing date, and what stays with the house, like appliances.

How many due diligence days to ask for

Ask for enough to book the inspection, bring in a specialist if something turns up, read everything and negotiate. Ten days is a common starting point. Fewer days can make your offer stronger in a busy market, but every day you give up comes out of your time to find problems.

Counteroffers

The seller can accept, say no, or counter. Each counteroffer is a new offer that you can accept, counter or let go. The contract becomes final when the last person signs and the acceptance is delivered to the other side. That's your Binding Agreement Date, and most of your deadlines count from the day after.

Dos and don'ts

check_circleDo

  • checkBase your price on recent sales of similar homes nearby.
  • checkAsk for enough due diligence days to finish every inspection.
  • checkAsk for help with closing costs if you need it.
  • checkRead every page before you sign.

cancelDon't

  • closeWaive due diligence to win the house.
  • closePut down more earnest money than you could bear to lose.
  • closeForget that the clock starts the day after the contract is final.
  • closeLet a deadline in the offer pass without noticing.

Questions to ask

Your agent, before you offer

  1. What did the most similar homes nearby sell for, and how long did they take?
  2. How many due diligence days do buyers usually get here right now?
  3. Which terms in this offer protect me if the inspection goes badly?
  4. Who holds the earnest money, and when is it due?

See it on a real home

Our sample report is the founder's own home in Marietta, Georgia. Here is what this step looks like, read for you:

home
775 Hampton Pl SW
Sample report
query_statsWhat similar homes nearby sold forThe comparison behind a fair priceopen_in_newtrending_upHow fast homes are sellingAnd what that means for your offeropen_in_new

Terms on this page

Comparable salesEarnest moneyDue diligence periodOption moneyContingencyAppraisalSeller concessionBinding Agreement Date

infoGeneral information based on the standard Georgia REALTORS® purchase contract and public guidance. Your own contract decides: read it, and ask your agent or closing attorney about anything that matters. Not legal or financial advice.

Sources
← Step 4Tour homesStep 6 →Due diligence