Offer sandbox

The highest offer isn't always the strongest one

When offers come in, Kevin builds a side-by-side comparison of every contract — true net proceeds, contingency structure, and buyer strength, not just the headline price. This sandbox lets you try that engine on four sample offers. Edit anything; the math updates live.

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Sample offers — for illustration0000 Example Ridge Ct, Ashburn, VA (fictional)

A fictional Ashburn single-family, listed at $775,000, four offers on the table. Every number below is editable — this is a sandbox, not a listing. This tool shows what each contract says and what it would net — it doesn’t score offers or tell you which to take. With real offers on your real home, this is the comparison Kevin builds and walks through with you.

Mortgage payoff on the (fictional) homeListing-side commission %Rank offers by

Offer B

Cash

Sales price$785,000

Estimated net to you$436,612

Seller-paid buyer-broker comp (2%)−$15,700
Seller subsidy / concessions−$0

EMD $40,000 (5.1%)All cashCloses Aug 14

Cash — no lender, so no financing contingency and no loan-approval timeline in the deal.
No appraisal contingency — the buyer owes the contract price even if the appraisal comes in below it.
Void-only inspection — the buyer can walk away over the inspection but can't demand repairs or credits.
Earnest money of $40,000 (5.1% of price) — a substantial deposit signals commitment. It applies toward the buyer's funds at closing, not on top of the price.

Buyer profile: Proof of funds verified; relocating on a fixed date.

Settlement: Sample Title Group

Offer C

Conventional

Sales price$792,000

Estimated net to you$434,316

Seller-paid buyer-broker comp (2.5%)−$19,800
Seller subsidy / concessions−$5,000

EMD $25,000 (3.2%)20% downCloses Aug 28

Conventional financing — the contract depends on the buyer's loan being approved before closing.
Appraisal gap coverage up to $20,000 — the buyer absorbs a shortfall up to that amount; past it, the contract reopens like a full contingency.
Void-only inspection — the buyer can walk away over the inspection but can't demand repairs or credits.
Radon contingency — a radon test with negotiation or exit rights if it comes back high.
Earnest money of $25,000 (3.2% of price) — a substantial deposit signals commitment. It applies toward the buyer's funds at closing, not on top of the price.
20% down — more buyer cash in the deal generally means easier financing and more room to absorb an appraisal gap.

Buyer profile: Pre-approved with a well-known local lender; underwriting already started.

Settlement: Sample Settlement Co.

Offer D

Conventional

Sales price$795,000

Estimated net to you$434,157

Seller-paid buyer-broker comp (2.5%)−$19,875
Seller subsidy / concessions−$8,000

EMD $15,000 (1.9%)15% downCloses Sep 25

Conventional financing — the contract depends on the buyer's loan being approved before closing.
Full appraisal contingency — a low appraisal reopens the price or lets the buyer walk with their deposit.
Full inspection with repair negotiation — expect a second round of asks after the inspection, with the deal open until it's resolved.
Home-sale contingency — this buyer has to sell their own home first, so your sale depends on theirs.
Special terms: Requests a 2-week post-settlement rent-back at no charge.

Buyer profile: Strong income; their current home goes on the market next week.

Settlement: Sample Title Group

Offer A

Conventional

Sales price$800,000

Estimated net to you$431,892

Seller-paid buyer-broker comp (2.5%)−$20,000
Seller subsidy / concessions−$15,000

EMD $10,000 (1.3%)10% downCloses Sep 4

Conventional financing — the contract depends on the buyer's loan being approved before closing.
Full appraisal contingency — a low appraisal reopens the price or lets the buyer walk with their deposit.
Full inspection with repair negotiation — expect a second round of asks after the inspection, with the deal open until it's resolved.

Buyer profile: Pre-approved with an online lender; approval letter is 3 weeks old.

Settlement: Sample Settlement Co.

Est. net

Sample data · estimates, not a settlement statement · ranked by net proceeds — your choice, not a recommendation.

* Typical-range estimate — varies by settlement company. Jurisdiction rates last verified July 2026. Earnest money and down payment are shown as strength signals; they are buyer funds, not additions to or deductions from your proceeds. Everything here is illustrative math on fictional offers, not advice on any real contract — with real offers, Kevin prepares this comparison and reviews it with you in person.

Want to keep this scenario? A free seller account saves your edited offers so you can come back to them — and this comparison runs on your real offers when you list with Kevin.

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Curious what selling costs before offers even arrive? Run your own net sheet — same math, your numbers. Not sure you’re offer-ready yet? Get your readiness score in 2 minutes. Or see where offers fit in the full launch walkthrough.

Want this on real offers, for your real home? Start with a free valuation or book a consultation — Kevin builds this comparison for every offer that comes in.