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.
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.
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.