You've found THE right home and you're ready to make an offer. Can your agent get it accepted? If yours is the only offer on the table, that shouldn't be hard. But in this market, you're more than likely to face competition from other buyers, and sellers know it. In order to make your offer more appealing, you should know that sellers take into account more than just price when choosing an offer. Speed of closing, number of inspections, and contingencies are also big factors.

Having your financing already lined up is prerequisite for making an offer, but not all preapprovals hold the same weight. Conventional loans are usually favored over government loans because they can close quicker and with less hassle. Likewise, the lender you choose can have a big impact on the whole sales process.  A smart seller's agent will be able to counsel their clients on the merits of one type of financing over another when determining which offer to accept.

Here in Southwest Michigan, buyers are responsible for paying for most of the inspections, but the process can leave sellers feeling uncomfortable. Part of this is because once the inspections are completed, there is an opportunity for negotiation of repairs and therefore an opportunity for the deal to fall apart. When writing your offer, keep in mind which inspections you're requesting and the effect they could have on the offer's acceptance.

Contingencies are put in place to protect your interests, but they should be written carefully. If possible, avoid making the purchase contingent on the sale of your current house, as it automatically weakens your offer. Other contingencies that can give sellers pause are survey results and requests for the sellers to pay closing costs.

Ultimately, the purchase of a home is about more than just numbers – it's an emotional process for both buyers and sellers. You need a skillful agent at your side who can think carefully and write a strong offer that will land you in the house of your dreams.