How to Make an Offer on a House in North Carolina

Finding the perfect home is exciting—but once you've found "the one," many buyers ask the same question:

"How do I make an offer on a house in North Carolina?"

The process is a little different in North Carolina than it is in many other states. Our contracts include items like a Due Diligence Fee, Earnest Money Deposit, and a Due Diligence Period, all of which play an important role in protecting both buyers and sellers.

At the Chris Luther Team, we'll guide you through every step so you understand exactly what you're signing before you make an offer.

Step 1: Decide How Much You're Comfortable Offering

Before writing an offer, you'll want to consider:

• The home's asking price

• Recent comparable sales

• How long the property has been on the market

• Current market conditions

• Whether there are competing offers

• Your budget and loan approval amount

In a competitive market, offering the full asking price—or even above asking—may be appropriate. In a slower market, there may be room to negotiate.

Your REALTOR® should provide a comparative market analysis (CMA) to help determine a fair and competitive offer price.

Step 2: Include Your Financing Information

Your offer should show the seller that you're financially prepared to purchase the home.

Typically this includes:

• A mortgage pre-approval letter

• Proof of funds if paying cash

• Type of financing (Conventional, FHA, VA, or USDA)

• Down payment amount

Buyers who are already pre-approved often have a stronger offer because sellers know financing is less likely to become an issue later.

Step 3: Understand Earnest Money

One of the first things you'll hear about is the Earnest Money Deposit (EMD).

Earnest money is a good-faith deposit showing the seller you're serious about buying the property.

If the transaction closes successfully, your earnest money is credited toward your down payment or closing costs.

If the contract is terminated under certain circumstances, the disposition of the earnest money depends on the terms of the contract. Your real estate agent will explain how this works before you submit an offer.

The amount varies based on:

• Purchase price

• Local market conditions

• Competition from other buyers

Step 4: Understand the Due Diligence Fee

One feature that makes North Carolina real estate unique is the Due Diligence Fee.

The Due Diligence Fee is paid directly to the seller shortly after the contract is accepted. In exchange, the seller agrees to take the property off the market while you investigate whether it's the right home for you.

During the Due Diligence Period, you'll have time to:

• Complete a professional home inspection

• Obtain financing approval

• Order an appraisal

• Review property disclosures

• Research insurance costs

• Verify HOA information

• Review surveys if needed

If you decide not to move forward during the Due Diligence Period, you generally have the right to terminate the contract. However, the Due Diligence Fee is typically non-refundable, while the treatment of the Earnest Money Deposit depends on when and how the contract is terminated under North Carolina's standard contract. Your REALTOR® can explain these timelines in detail before you submit an offer.

Step 5: Choose the Right Due Diligence Period

The Due Diligence Period is the amount of time you have to investigate the property before your earnest money becomes more fully at risk under the contract.

How long should it be?

That depends on:

• Your lender's timeline

• Inspection scheduling

• Appraisal timing

• The complexity of the transaction

In many cases, buyers request anywhere from two to four weeks, although the appropriate timeline depends on the specific transaction and market conditions.

Your agent will help recommend a timeframe that protects your interests while remaining attractive to the seller.

Step 6: Decide What Stays with the House

Not everything you see during a showing automatically stays with the property.

If there are items you'd like included in the purchase, make sure they're written into the offer.

Examples include:

• Refrigerator

• Washer and dryer

• Outdoor storage buildings

• Window treatments

• Mounted televisions

• Garage shelving

• Security cameras

• Hot tub

If it isn't included in the written contract, you shouldn't assume it conveys with the home.

Step 7: Consider Asking for a Home Warranty

Some buyers choose to request a one-year home warranty as part of their offer.

A home warranty may help cover repairs or replacement costs for certain major systems and appliances after closing, depending on the warranty's terms and coverage.

In some negotiations, the seller agrees to purchase the warranty for the buyer as part of the transaction.

Step 8: Prepare for Closing Costs

In addition to your down payment, you'll also need funds for closing costs.

These may include:

• Loan fees

• Attorney fees

• Title insurance

• Recording fees

• Property taxes

• Homeowners insurance

• Prepaid interest

• Escrow funding

Depending on the negotiation, you may also ask the seller to contribute toward some of your closing costs, although whether that is accepted depends on the market and your financing.

Step 9: Negotiate if Necessary

Very few transactions are accepted exactly as written.

The seller may:

• Accept your offer

• Reject your offer

• Submit a counteroffer

Common items negotiated include:

• Purchase price

• Closing date

• Due Diligence Fee

• Earnest Money Deposit

• Seller-paid closing costs

• Repairs

• Personal property

• Home warranty

Your REALTOR® will guide you through every negotiation until both parties reach an agreement.

Step 10: Go Under Contract

Once both parties sign the agreement, you're officially under contract.

At that point you'll begin:

• Home inspection

• Appraisal

• Final loan approval

• Title work

• Insurance

• Final walkthrough

• Closing preparations

From there, your real estate agent, lender, and closing attorney work together to help you reach the closing table.

Frequently Asked Questions

What is a Due Diligence Fee in North Carolina?

A Due Diligence Fee is money paid directly to the seller shortly after contract acceptance. It compensates the seller for taking the home off the market while the buyer investigates the property during the Due Diligence Period.

Is Earnest Money refundable?

It depends on the timing and circumstances outlined in the purchase contract. Your REALTOR® can explain when the earnest money may be refunded and when it may be forfeited.

How much earnest money should I offer?

There's no one-size-fits-all amount. The appropriate earnest money deposit depends on the purchase price, market conditions, and the strength of your offer.

Can I negotiate after the home inspection?

Yes. During the Due Diligence Period, buyers may negotiate repairs, request credits, or decide whether to move forward with the purchase based on inspection findings.

Who pays closing costs in North Carolina?

Both buyers and sellers have closing costs, but each party typically pays different expenses. Depending on negotiations, the seller may agree to contribute toward some of the buyer's closing costs.

Let the Chris Luther Team Help You Write a Winning Offer

Making an offer is about much more than choosing a price. The structure of your offer—including financing, due diligence terms, timing, and negotiation strategy—can make a significant difference in whether your offer is accepted.

The Chris Luther Team has helped buyers throughout Wilmington, Leland, Hampstead, Carolina Beach, Kure Beach, Wrightsville Beach, Castle Hayne, Brunswick County, New Hanover County, and Pender County successfully navigate North Carolina's unique home-buying process.

Whether you're buying your first home or your fifth, we'll help you write a strong, competitive offer while protecting your interests every step of the way.