You’ve found a home you love. The price looks right. Everything feels like it’s falling into place. Now it’s time for one of the most important steps in the entire process: making an offer.

This is where things start to feel real. And while it can be exciting, it can also be a little intimidating. Let’s walk through how making an offer works and what you need to know so you can move forward with clarity and confidence.

What Is an Offer?

An offer is a formal proposal to purchase a home. It includes the price you’re willing to pay, your conditions, your deposit, your closing date, and any additional details you want the seller to agree to. Once both you and the seller sign the offer, it becomes a legally binding agreement

In Ontario, offers are usually written by your real estate agent using a standard legal form that protects both sides

Things You’ll Need to Decide

There are a few key pieces to every offer

1. The offer price

This is the amount you're offering to pay. It could be the asking price, below it, or higher depending on market conditions and how much competition there is

2. The deposit

This is an upfront amount you’ll provide within 24 hours of your offer being accepted. It shows the seller you’re serious. Deposits are usually around one to five percent of the purchase price and go toward your down payment later

3. Conditions

These are clauses that allow you to back out if something important doesn’t go as expected. Common conditions include financing approval, home inspection results, or the sale of your current home. Some offers are made “firm” with no conditions, especially in competitive markets but that comes with risk.

4. Closing date

This is the day you take possession of the home. It’s usually 30 to 90 days from the offer date, but it can be flexible based on what works for both parties

5. Inclusions and exclusions

You’ll also include any items you want to be part of the sale, like appliances, light fixtures, or window coverings

Working With Your Agent

Your real estate agent plays a big role here. They’ll help you look at comparable sales in the area, suggest a strong offer strategy, and negotiate on your behalf. Whether you’re in a bidding war or buying a home that’s been on the market for months, your agent can help you decide how aggressive or cautious to be

Be Ready to Move Fast

In a hot market, homes can get multiple offers within hours. Having your mortgage pre-approval done and your deposit ready to go puts you in a stronger position when it’s time to act

What Happens After You Make an Offer?

Once your offer is submitted, there are three possible outcomes

If there’s a counteroffer, you can choose to accept, reject, or keep negotiating. If your offer is conditional, you’ll then work through your conditions like getting a home inspection or confirming financing. Once all the conditions are met, the offer becomes firm

Making an offer is a big step—but it doesn’t have to be stressful when you understand the process. With the right team behind you and a little preparation, you can approach it with clarity and confidence