You've found a home you love. The showing confirmed it. Now you're staring at the listing price wondering how much to actually offer.

One of the most common mistakes buyers make is assuming every home is negotiable by the same percentage — or that going low is always the smart move. It's not. A lowball offer on a well-priced home in a competitive neighborhood can end the negotiation before it starts. And offering at asking on a home that's been sitting for two months can mean leaving money on the table.

Here's how to think through it.

Start With the Market Data

The asking price is a starting point — not a verdict. What actually determines value is what similar homes have recently sold for. Before recommending an offer price, I analyze comparable sales: recently closed homes that are similar in size, age, condition, location, and upgrades.

A home in Prairieville near Dutchtown schools may command a meaningfully different price than a comparable home elsewhere, because buyer demand in that specific area is different. Local market knowledge isn't optional — it's the whole foundation of a smart offer.

Six Factors That Shape the Right Number

Price Isn't the Only Thing Sellers Look At

Sellers evaluate the whole offer, not just the number at the top. A buyer with strong financing, flexible closing dates, and limited contingencies can sometimes win over a higher offer that comes with more risk or uncertainty. This matters especially in competitive situations — and it's why structuring the offer well is as important as the price itself.

What to Do If There Are Multiple Offers

Multiple-offer situations require a different approach. Waiting to see what happens rarely works in your favor. You may need to offer at or above asking, increase your earnest money, limit contingencies, or accommodate the seller's preferred timeline. This is where having an experienced negotiator in your corner matters most — the stakes of making the wrong call are real.

Common Buyer Mistakes

Defaulting to a fixed percentage below asking. Markets vary by neighborhood and by week. What works in one situation can cost you the home in another.

Getting emotionally attached before the offer is accepted. Overpaying because you fell in love with the home is an easy trap. Anchor to the data, not the feeling.

Starting too low on a well-priced listing. Lowball offers can damage the negotiation before it begins. Sellers who feel disrespected by an offer aren't always willing to come back to the table on favorable terms.

Ignoring terms in favor of price alone. A cleaner, better-structured offer at a slightly lower price can be more attractive to a seller than a higher number with complicated conditions.