Fabulous! You’ve found the one — the home you can picture yourself cozying up in during winter snowstorms or BBQing in the backyard next summer. Maybe it's walking distance to your favorite trailhead, or close enough to Two Moon or Zimmerman Park for a spontaneous evening hike (my personal favorite way to unwind after showings!).

Before we can officially write up your offer and send it to the seller’s agent, I'll need a few important details from you.

Full Legal Name

This name needs to match your driver’s license or passport exactly — you’ll be asked to show ID at closing, and it has to match what’s on the contract.

Your Initial Offer Price

How much do you want to offer for the home? I’ll send you comparable sales (aka “comps”) and give you my take on what the home is worth and what might be strategic based on the current market — but ultimately, the offer price is up to you.

Your Walk-Away Price

Negotiations can get emotional — and fast. That’s why we like to know ahead of time what your maximum price is for this home. This is just between us. I won’t share it with anyone, but it helps me help you during negotiations.

Desired Closing Date

In Billings, most closings happen 30–45 days after your offer is accepted. But if you’re paying cash or working with a lender who can move quickly, it can sometimes happen in as little as 14–21 days. If you’re aiming for a specific move-in date (say July 1), let’s back up the timeline accordingly!

A few things to keep in mind:

• Closings only happen Monday–Friday (no weekends or bank holidays)

• I don’t recommend closing on a Monday due to wire transfer delays

• You might not know your exact closing time until a few days before, so plan to be flexible that day

• If you won’t be available to sign in person, we can talk about Power of Attorney options

Earnest Money

Earnest money shows the seller you’re serious. In Billings, a typical amount is:

• $1,000–$5,000 for homes under $350K

• $5,000–$10,000+ for homes over $350K

It’s usually split into two payments — one right after your offer is accepted, and another after inspections are done. This money is applied to your down payment at closing and is refundable if you walk away during your inspection window.

Down Payment

How much are you planning to put down? Common amounts are:

• 3.5% (FHA loan)

• 5%–10% (conventional)

• 20%+ (if you want to avoid mortgage insurance)

Let us know what your plan is so we can structure the offer correctly.

Closing Cost Credits

Do you want to ask the seller to cover any of your closing costs? In this market, it’s usually better not to ask unless you really need the help. If we do ask for seller credits, it may affect how competitive your offer looks.

Home Warranty

I often recommend asking for a 1-year home warranty (which typically costs the seller $500–$800), unless we’re in a multiple-offer situation. It can give you peace of mind, especially if the home’s systems are older.

Contingencies

Do you need to sell your current home first? Or are there any other conditions that must be met for you to move forward with this purchase? Let’s chat through it so we can structure the contract clearly and protect your interests.

What if I Change My Mind?

Things happen. If you get cold feet or the inspection reveals a major issue, there are ways to exit the contract — but we need to follow timelines and procedures closely. Let me know if you want to walk through that in more detail.

This is such an exciting part of the process — and I’m thrilled to help guide you through it. If you have questions about any of this, just reach out. And if you need a breather while we wait for updates? You’ll probably catch me out on the trails or grabbing a tea at Black Dog,  text me if you want to meet up and celebrate!