The Do’s and Don’ts of Submitting an Offer in July

By Sold Realty Group

July is prime time for real estate. It’s when families are eager to buy before school starts, relocations are in full swing, and sunny weather makes house hunting feel easy.

But with all that activity comes heavy competition. Homes that are priced right often receive multiple offers in just days—sometimes hours. If you’re not prepared, you could watch your dream home slip away or pay more than you need to.

That’s why we’ve put together this comprehensive guide to the do’s and don’ts of submitting an offer in July—so you can navigate this fast-moving market with clarity, strategy, and confidence.

✅ DO: Get Fully Pre-Approved — Not Just Pre-Qualified

A lot of buyers think they’re ready because they have a quick online “pre-qualification.” But in this summer market, that’s just a rough estimate—and sellers know it.

Pre-approval is different.
It means a lender has:

• Reviewed your income, debts, assets and credit in detail

• Issued a letter that says you’re approved for a specific loan amount

This makes your offer much stronger because it shows sellers you’re a sure bet, not a gamble.

🔍 Real example:
A client of ours submitted an offer on a Gilbert home that already had 5 offers. Because we worked with a local lender who called the listing agent directly to vouch for our buyer’s finances, we won—even though we weren’t the highest offer. That’s the power of pre-approval + a well-connected team.

🚫 DON’T: Try “Testing the Waters” With a Lowball Offer

Some buyers think they’ll “just start low” and see what happens. In July, that can backfire big time.

• Sellers are often reviewing multiple offers and looking for reasons to cut down the stack.

• A lowball doesn’t open the door for negotiation—it usually gets you eliminated immediately.

• You might never even get a counteroffer, just a polite “thanks but no thanks.”

💡 Pro Insight:
We’ll do a hyper-local CMA (Comparative Market Analysis) to show you exactly what similar homes in that neighborhood and price range have actually sold for recently. This means your offer is competitive—but never reckless.

✅ DO: Make Your Offer as Clean as Possible

In multiple-offer scenarios, sellers prefer simplicity and certainty.

That means:

• Short inspection periods (if you’re comfortable, consider a 5-day inspection window vs. the typical 10)

• Flexible closing dates to accommodate the seller’s timeline

• Fewer “asks,” like not requesting small repairs up front if you can address them later

🎯 Strategic tweak:
Ask your agent (us!) to call the listing agent and ask, “What does the seller need most?” Maybe they’re building a new home and need to rent back for 30 days. Maybe they want to close extra fast. Aligning your offer with their goals makes yours stand out.

🚫 DON’T: Waive Contingencies Without Expert Guidance

Yes, in competitive markets, some buyers waive inspection or appraisal contingencies to stand out. But these should never be blanket decisions.

• Waiving an inspection: You could discover a cracked foundation or old roof after you close—on your own dime.

• Waiving appraisal: If the home appraises lower than your offer, you’ll have to pay the difference in cash.

🏠 Smart alternative:
We can often structure offers with “appraisal gap clauses,” where you agree up front to pay a specific amount over a low appraisal—but not unlimited amounts. That protects your budget while still strengthening your offer.

✅ DO: Offer a Strong Earnest Money Deposit

Earnest money is your initial deposit (often 1-3% of the purchase price) that shows the seller you’re serious.

• Bigger earnest money = more skin in the game = more appealing to sellers.

• It also shows you’re less likely to walk away for trivial reasons.

💡 Bonus: In some cases, we can make earnest money non-refundable after inspections, which gives the seller more confidence you’ll close—while still protecting you early on.

🚫 DON’T: Wait Too Long to Make a Move

In July, great homes don’t wait for slow decision-makers. If you love a home:

• Don’t spend days “sleeping on it.” Sleep on it, and you might lose it.

• Don’t wait to get pre-approved until you find the right house. Get pre-approved first.

• Don’t assume the home will be there next week.

🚀 Real buyer insight:
We often tell clients, “If you’d be devastated to lose this house—write the offer. If you’re on the fence, keep looking.”

✅ DO: Stay Professional and Courteous

The real estate world is surprisingly small. Agents remember the buyers who are respectful and easy to work with. Sellers often choose offers based on who they trust will close smoothly.

• Be prompt with paperwork.

• Communicate clearly.

• If you write a buyer letter, keep it warm but respectful—avoid begging or anything that could make the seller uncomfortable.

🚫 DON’T: Get Emotionally Tied to One Outcome

July is competitive. Sometimes, even your best offer won’t be the winner. It can be disappointing—but it doesn’t mean your dream home isn’t still out there.

• Stay level-headed and trust your agent’s market experience.

• Keep your financing up to date so you’re ready for the next opportunity.

• Be patient—your perfect fit is worth waiting (or fighting) for.

🏡 The Bottom Line: Be Prepared, Be Smart, Be Represented

Submitting an offer in July isn’t like shopping in the slower seasons. It requires speed, strategy, and local expertise.

At Sold Realty Group, we don’t just write offers—we craft a winning strategy:
✅ Get you fully pre-approved
✅ Run the data so you know exactly what to offer
✅ Connect with listing agents to give your offer a human edge
✅ Help you navigate contingencies wisely
✅ Protect your budget and your future resale value

🎯 Ready to Buy This Summer?

Let’s sit down, map out your goals, and build your personalized plan to get you into your next home—even in the heat of July.

📞 Schedule your complimentary buyer strategy session with Sold Realty Group today.
🏠 The market may be hot, but with the right team, you’ll keep your cool—and get the keys.