Making a strong offer on a Texas home is crucial in today’s competitive market. Texas’s booming real estate scene demands strategic moves beyond simply offering the asking price. Competitive pricing, flexible closing terms, and minimal contingencies are key. A pre-approval letter strengthens your position. While a personal letter can be a nice touch, focusing on the house itself is safest. A skilled real estate agent is invaluable for navigating bidding wars and crafting a winning offer.
Here’s the deal: this isn’t one of those times in life where playing it cool is the right move. You’ve got to step up, know the game, and make every move count. We’re going to talk about straight-up ways you can make a strong offer that gets the “yes” in today’s cutthroat Texas market. I’ll share what has worked, what doesn’t, and how you can stop losing out.
Understanding the Texas Market
Let’s get clear: the Texas housing market isn’t like it was 10 years ago. The Lone Star State is hot, and I’m not just talking about the barbecue. Buyers are moving in from every corner of the country, bringing their big-city budgets into what used to be affordable neighborhoods. In places like Austin, Dallas, and Houston, home prices have skyrocketed. Even smaller towns like Frisco and McKinney are seeing this trend.
This means you’re often walking into a bidding war. Now, to survive and win in this, you need to know the rules of this market and tailor your strategy.
How to Build a Strong Offer Right Out of the Gate
Your offer is your introduction. It says, “Hey, I’m serious, and I want this house.” If it’s weak or hesitating, you’re done. Let’s avoid that.
Come in Strong on the Price:
- If you love the house, don’t lowball. A low offer isn’t negotiating—it’s insulting to the seller.
- Check recent sales in the area to figure out what homes are actually going for (not just the list price).
- Offer something that’s competitive. Yes, this might mean over asking. Houses in Texas, especially in hot areas, often go for over their listed price—so don’t be shy here.
Quick example: A friend of mine offered $10k over asking on a house in Fort Worth last year and still lost it to someone who added another $25k. Have that number in mind.
Make the Seller’s Life Easy:
- Offer to close on the seller’s timeline. They need 30 days? Cool. They want to stay an extra two weeks and rent back the house? Do it.
- If you can, go light on contingencies. Don’t put the seller through 147 hoops before closing.
- Include a pre-approval letter from your lender. Nothing is stronger than showing you’re ready to roll.
When a seller sees your offer and thinks, “This is the least stressful route,” you win.
Write a Love Letter (But Be Careful):
This is a Texas classic, but it can be tricky. Some sellers connect with heartfelt letters. Tell them why you love the house, how you can picture your family in it, or even how much their garden reminds you of your grandmother’s backyard.
But here’s where you need to be cautious: fair housing laws. You can’t include anything that could lead to discrimination based on protected classes. Keep it about the house, not personal details.
Hire the Right Agent—and Stick With Them
Look, your real estate agent will make or break you in a bidding war. Period. In the Texas market, you need an agent who knows how to play the game. Look for someone with actual experience in bidding wars, not just a nice logo or cute Instagram quotes.
A good agent can:
- Advise you on the right price to offer
- Communicate effectively with the seller’s agent
- Submit clean, professional contracts that get you noticed
Also, don’t keep shopping around for different agents halfway through. Build trust with one person so they know how to represent you well.
If you’re still looking for an agent, check out local reviews and referrals. Make sure they specialize in your area, whether it’s Houston suburbs or North Austin neighborhoods.
FAQs
What percentage over asking should I offer in Texas?
The answer depends on how competitive the property is. For homes in high-demand areas like Austin or Dallas, look at offering between 5-10% over asking. Ask your agent for comps to nail down the best strategy.
Is a cash offer necessary to win a bidding war?
Nope, but it helps. Most buyers don’t have cash sitting around, and lenders can still make you competitive if you’re pre-approved, have strong terms, and limit contingencies.
How fast do I need to act?
The saying “you snooze, you lose” is real. In hot Texas markets, homes can go pending within 24-48 hours. If you love it, move fast. Have your lender and agent on standby so you can share an offer ASAP.
Is waiving the inspection a bad idea?
Careful here. While waiving an inspection makes your offer stronger, it’s risky. Another option? Opt for “as-is” purchases while still doing an inspection. You won’t request repairs, but you’ll know what you’re getting into.