How Much Should You Offer on a Home? Finding Your Regret-Free Number

The Lighter Side of Real Estate • January 28, 2025

For many buyers, deciding what to offer on a home is one of the most nerve-wracking parts of the process. Buyers often find themselves wondering whether they should offer more or less than the asking price.

On one hand, buyers have always wanted to snag a home at the best possible price. Who wouldn’t love the satisfaction of getting a deal? On the other hand, in recent years, many buyers have grown accustomed to bidding wars and offering above asking price just to secure a property. It’s a tricky dance between those two instincts—saving money and winning the house—and it leaves many wondering: How much should I really offer?

Whichever camp you’re in, it’d be nice to have some cut and dry guidance on when you can come in lower, when you have to offer more than asking, and even some insight into how much above or below asking you should come in with your offer.

For instance, while this recent Realtor.com article about whether to offer below or above asking price might sound promising, unfortunately it isn’t the hard and fast answer you may be looking for. The advice basically boils down to:

  • If it’s a buyer’s market or the house has been on the market a long time, you can offer less than the asking price.
  • If it’s a seller’s market or a brand new listing, you’ll probably need to offer more than the asking price.
  • Either way, there’s no absolute answer to what you should do because it depends upon a lot of factors.
  • Ask your agent for help figuring out what to offer given your specific market, and the house you’re about to make an offer on.

All of that is true, but it doesn’t really provide the answer you may be looking for. That’s because there is no absolute answer.

While you should certainly listen to your agent’s insight and advice, it’s ultimately your decision how much to offer for a house. That’s why the best strategy is to find your “regret-free” number—the price that leaves you confident no matter what the outcome.

What Is a Regret-Free Number?

Your regret-free number is the amount you’re comfortable with in every possible scenario. It’s a price you won’t second-guess if the seller rejects your offer, and one you won’t regret if the seller accepts it. Achieving this balance requires careful thought and preparation.

Think of it this way: If the seller rejects your offer, will you wish you had offered more? If so, you haven’t hit your number yet. On the other hand, if the seller accepts your offer, will you feel uneasy about paying too much? That’s a sign you’ve gone too high. Your regret-free number sits in that sweet spot where you can confidently move forward, regardless of the seller’s response.

Tips for Determining Your Regret-Free Number

It’s easy to get swept up in the excitement (or frenzy) when you find a house you want to buy. Emotions can easily override logic, especially if you find yourself in a bidding war. But whether there is stiff competition or not, the amount you are willing to pay for the house should be determined by you, not by how many other buyers are making offers, or how much the seller wants.

Whether your final offer is above or below asking, determining your regret-free number for any particular house takes preparation, research, and a clear understanding of your financial limits. Here are some steps to guide you:

  1. Study the Market: Work with your agent to review comparable sales in the area. These comps give you an idea of what similar homes have sold for recently, helping you assess whether the asking price is fair. While many buyers wait until they are about to make an offer to review “comps” (and some never do!), you should begin reviewing sales data with your agent early on in your home search to get a feel for market values. This will help you make a much more informed decision than other buyers who are just reviewing sales data as they’re about to make an offer.
  2. Consider How Long You Plan to Stay In the Home. If this is your forever home, you might be willing to stretch your budget slightly for the perfect fit. However, if you think you’ll move again in a few years, it’s wise to stay within a more conservative range to ensure you don’t overpay relative to market trends.
  3. Know Your Limits: A mortgage pre-approval may say that you can technically afford the payments, but only you can determine if you can do so comfortably each month. Calculate how much you can comfortably afford, not just in terms of the purchase price but also monthly payments, closing costs, and future expenses.

Deciding how much to offer on a home doesn’t have to be overwhelming. By focusing on your regret-free number—the amount you can commit to without second-guessing—you can approach the process with clarity and confidence. Do your homework, rely on your agent’s expertise, and stay grounded in both your financial and emotional priorities. At the end of the day, the right number isn’t just one that secures the house—it’s one that leaves you feeling at peace with your decision.

Partner with an agent who truly understands the local market. From the earliest stages of your search, they can educate you on property values and market trends, giving you the knowledge you need to make informed decisions. By preparing ahead of time, you’ll be able to approach offers with confidence—whether it means going above, below, or right at the asking price. The more you know upfront, the easier it becomes to navigate the process and find your regret-free number.

The Takeaway:

Deciding how much to offer on a home can feel daunting, but it doesn’t have to be. By understanding the market, doing your research, and setting a regret-free number, you can approach the process with confidence. Work closely with your agent, stay focused on your priorities, and remember that the goal isn’t to get the “perfect” deal—it’s to find a home you love at a price you’re comfortable with. When you do that, you’ll know you made the right decision.


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Stay or Sell? How To Make the Right Call as You Age

By KCM • May 24, 2026
Stay or Sell? How To Make the Right Call as You Age At some point, as you start thinking about the years ahead , this question tends to come up: “Could I stay here long-term… or would it make more sense to move?” It’s not always urgent. It often shows up in small moments, like going up and down the stairs, keeping up with the maintenance, or just thinking about what the next chapter of your life might look like in this home. And for most people, the answer is simple. They want to stay. The USC Leonard Davis School of Gerontology found about 90% of adults over 65 prefer to stay in their homes as they get older (see below): But even if staying feels like the right answer, it’s still worth thinking ahead about what that might actually look like. That’s where the right agent can really help. What You Need To Plan for If You’re Staying in Your Home Aging in place is definitely possible. But it’s better if you have a plan. And here’s why. The home that once worked perfectly may need to change with you over the years. And it’s easier if you can anticipate those expenses. Sometimes that means small updates: like adding grab bars in the shower. Other times, you’ll have to make bigger decisions: like reworking layouts or moving key spaces to the first floor. Some of those changes are going to be simple. Others can be a meaningful investment. And that’s why thinking about it early matters. Not because you need to decide anything right now, but because it gives you time. Time to understand what your home may need. Time to explore your options. Time to find the right contractors. Time to space out the expense of the upgrades. According to ElderLife Financial, here's a rough baseline of what it could cost depending on what needs to be done (see below): And don’t worry. If your heart is really set on staying, but the costs feel like a concern, it helps to know you have options. Depending on your situation, there may be financial assistance programs available, along with tools like home warranties to help manage unexpected costs. Just remember, if you’re thinking about making updates, it’s always worth having a quick conversation before you start. A real estate agent can help you understand which changes tend to make sense for your situation and how they may impact your home’s value based on your local market. When Moving Might Make More Sense But staying isn’t always the best fit for every situation. According to Pegasus Senior Living: “While most seniors hope to age in place, practical considerations sometimes make selling a home the wiser choice.” Sometimes, it comes down to a simple shift: when the home that once made life easier, starts to make it harder. That might look like: Maintenance or yardwork that's starting to feel overwhelming Stairs or layouts that are getting harder to manage day-to-day Or needing more support or care or being too far from loved ones And sometimes, it’s not about necessity at all. It’s about lifestyle. Some homeowners just don’t want to live through major renovations. Others are ready to simplify, downsize , or move somewhere that better fits this next chapter, whether that’s a smaller home, a 55+ community, or a place closer to family. For them, moving simply means making daily life easier. Bottom Line There’s no one-size-fits-all answer here. Some people stay and make updates. Others move to simplify things. Either can be the right choice. The goal isn’t to pick one today. It’s to understand your options early, so when the time comes, you feel confident instead of rushed. And if you ever want a sounding board to think through what the future could look like for you, let’s connect.

Is Late May the Best Time To List Your House?

By KCM • May 21, 2026
Is Late May the Best Time To List Your House? You may have heard April 12-18 was the “best week” to list your house. That’s based on a report from Realtor.com. But now that it’s passed, you may be wondering if you missed your moment. Here's the good news – you didn’t. Because the reality is, there isn’t just one perfect week to sell your house this Spring. There’s a window. And right now, you’re still in it. Your Window To Sell Is Still Wide Open Here’s why. Different organizations run studies like this every year. And they don’t always land on the exact same week. That’s okay. It’s because they're using different research methods and even different definitions of what “best” means. But the fact that the results vary points to a larger trend. While there may be sweet spots, the entire Spring season gives sellers an opportunity to get some of the best conditions (and best sales prices) of the year. And it’s definitely not too late to jump in. Why Listing in Late May Is the Perfect Play According to Zillow, the best time to list your house this year is the last 2 weeks of May. And that’s approaching fast. Based on their analysis, this is the ideal time to do it if you want to make top dollar. Because, in this 2-week window, homes sell for more . Sometimes, quite a bit more. Depending on where you are and the price point in your area, some homeowners may even net tens of thousands of dollars extra in this sweet spot. As Zillow explains: “Why late spring? Buyer demand typically peaks before Memorial Day. Families want to move during the summer and settle in before the new school year. More buyers shopping at once can spark competition and lift prices .” And they’re not the only ones saying listing in May could be the key to selling for more. ATTOM Data analyzed almost 52 million home sales over the past 10 years and found sellers in May are achieving some of the highest returns . That means the ideal window this year is very much still open. What This Means for You If your goal is to sell for the strongest possible price, this is where timing and strategy come together. And you want to be sure you’re ready to make the most of it. So, what should you be doing right now? When prepping for a fast-moving window like this, you don’t want to waste time or money on the wrong prep work. And your agent is your go-to to make sure you’re focusing on the right things. They’ll be able to tell you if the “best week” is slightly different in your market. And what quick repairs or updates can help you get a higher price, without taking a ton of time or effort. Here's a quick example of things an agent may recommend based on information from Redfin: At the end of the day, when your prep time’s short, doing the right things matters more than doing more things. Bottom Line Zillow says the best time to list your house is just around the corner. Are you ready to make the most of it? If you want to take advantage of this Spring sweet spot and get top dollar for your house, let’s talk about what you need to do now to get ready to hit the market.

Think You Have To Put 20% Down? Most First-Time Homebuyers Don’t.

By KCM • May 20, 2026
Think You Have To Put 20% Down? Most First-Time Homebuyers Don’t. According to Google Trends, online searches for down payment information recently hit an all-time high. And that’s a clear sign more buyers are trying to figure out what they really need to save before making a move (see graph below): If you’re wondering the same thing, you can always turn to the internet for answers. But a lot of the time, it’s better to ask a local expert. Because here’s what a pro would tell you. The 20% Down Payment Myth The idea that you need 20% down to buy a home is one of the biggest misconceptions around the homebuying process. And the data debunks the myth. While there are benefits to putting that much money down, most first-time buyers put down far less. Here’s why. Unless it’s stated by your lender, you typically don’t have to have a 20% down payment. There are even some loan options designed to help you get into a home with a much smaller upfront cost. As the Mortgage Reports explains: “The amount you need to put down will depend on a variety of factors, including the loan type and your financial goals. If you don’t have a large down payment saved up, don’t worry—there are plenty of options available, and you don’t need to put down the traditional 20% . . . many homebuyers are able to secure a home with as little as 3% or even no down payment at all . . . ” For example, FHA loans allow down payments as low as 3.5% , while VA and USDA loans offer zero down payment options for qualified applicants, like Veterans. And those options are just one reason so many first-time buyers are able to buy without a 20% down payment. What Buyers Are Actually Putting Down So, if buyers aren’t doing 20%, how much do they actually put down? According to the National Association of Realtors (NAR), the median down payment for first-time homebuyers is only 10%. That’s half of what you probably expected. That means if you’re aiming to save 20% because you think you have to, you may be setting a timeline that’s longer than necessary. And here’s some more good news. It’s not only that you may be able to buy with less money down than you thought, but there are also options to help you get to your down payment goal even faster. Why You Should Look into Down Payment Assistance Programs There are a lot of programs designed to help you save for a down payment – and they can make a big difference in how fast you hit your savings target. Unfortunately, buyers don’t realize how many there are, or that they may qualify for help. Research from Realtor.com shows almost 80% of first-time homebuyers qualify for down payment assistance (DPA), but only 13% actually use it (see chart below): And that’s another big miss holding would-be buyers like you back. In the U.S., there are over 2,600 homeownership programs available, many offering significant financial support. As Down Payment Resource shares : “ With an average benefit of $18,000, down payment assistance (DPA) remains one of the most essential tools for addressing the nation’s affordability challenges. Programs continue to expand in scope, serving a broader range of incomes, property types and borrower needs, including first-generation, military and repeat buyers.” Imagine how much further your savings could go with an extra $18,000 you can use to buy. In some cases, you may even be able to stack multiple programs, giving what you’ve saved an even bigger boost. Bottom Line The simple truth is: most first-time buyers don’t put 20% down . And if you’ve been waiting to buy until you have that saved, you may be setting a timeline that’s longer than necessary. To find out what you really need to save and if you qualify for any help, connect with a trusted lender who can walk you through your options. You may be able to buy sooner than you thought.
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