Offer sandbox

The highest offer is not always the best one.

Put offers side by side on what they actually net and what each one risks: the financing, the appraisal gap, the inspection, the days to closing. Free, no sign-up.

A practice set on a fictional home at a $775,000 list, a $310,000 payoff and Loudoun County costs. Not real offers. Save a scenario in net proceeds and the set rebuilds on your own numbers.

Offer AConventional
$790,000
True net to you$422,522
  • $7,000 seller subsidy
  • Full appraisal contingency
  • Full inspection with repair asks
  • 10% down, lender letter in

Closes Oct 20

Offer BCash
$779,000
True net to you$419,215
  • No financing, no appraisal
  • Inspection: void-only, no repair asks
  • Proof of funds verified
  • Lowest gross price

Closes Oct 13

Offer CFHA
$796,000
True net to you$424,144
  • $11,000 seller subsidy
  • FHA appraisal and condition rules
  • Full inspection with repair asks
  • 3.5% down

Closes Nov 3

Offer DConventional
$784,000
True net to you$423,900
  • Appraisal gap covered to $13,000
  • Inspection: void-only
  • Home sale contingency
  • 20% down

Closes Oct 27

Offer A $422,522
Offer B $419,215
Offer C $424,144
Offer D $423,900

True net after the payoff, commissions and Loudoun County costs. The bars start at $400,000 so the differences show.

Kevin’s read

The $4,929 between C and B buys you almost nothing.

C has the biggest number and the most ways to fall apart: an FHA appraisal, a $11,000 subsidy already spent, a full repair negotiation and a buyer with 3.5% down. B is cash, verified, and closes three weeks earlier with no repair asks. D is the real contest: it nets $4,685 more than B and covers an appraisal gap, but its home sale contingency means your sale waits on someone else’s. Strongest means most likely to close on your terms.

Strongest: B if certainty matters most. D if you can carry the wait. A and C are counters, not answers.

Your pick

Choose one, then see how it compares with Kevin’s read.

Try an offer of your own.Change the price, the financing, the subsidy or the contingencies and watch the true net and the risk move.
Keep this comparison.A free account saves it on your own numbers, with Kevin’s read on each offer, ready for the day real ones arrive.
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