Your Florida Home Offer Game Plan: How to Write a Winning Offer in Orlando & Miami

Making an offer isn’t just “picking a number.” In Florida—especially in competitive pockets of Orlando and Miami—the strongest offers are the ones that feel clean, well-structured, and easy to close.

At Rey New Homes, I coach buyers through this step by step, whether you’re purchasing a resale property or new construction. Here’s a clear guide to help you understand what matters most when you’re ready to make an offer.

1) Before you offer: get your position strong

A strong offer starts before the paperwork.

What you want ready:

• Pre-approval (or proof of funds if you’re paying cash)

• A realistic budget that includes cash to close (not just down payment)

• A clear timeline: when you want to close and when you can move

Rey tip: In Florida, speed and certainty can beat a slightly higher price—especially when sellers are worried about delays.

2) Price strategy: don’t guess—anchor it to the market

Your offer price should come from:

• comparable sales (recent, similar homes)

• days on market

• current competition (multiple offers or not)

• the property’s condition and “problem areas” (roof, HVAC, age, updates)

If the home is priced well and demand is high, the “winning move” might be terms—not a huge jump in price. If it’s sitting on the market, you may have room to negotiate.

3) Earnest money deposit: why it matters in Florida

Earnest money shows the seller you’re serious. In Florida, it’s a key signal of buyer strength and is typically held by the escrow/title company. The amount varies, but what matters is how it compares to local norms and the seller’s expectations.

Rey tip: Don’t only focus on the deposit amount—make sure the offer terms protect you during inspection and financing periods.

4) The terms that make your offer “feel strong”

A winning offer is usually built on clarity and fewer surprises. Key terms include:

A) Financing vs cash

• Cash offers can be attractive because they remove financing risk.

• Financed offers can still win when they’re well-prepared, with a strong pre-approval and clean timelines.

B) Inspection period

This gives you time to inspect and negotiate repairs or credits if needed. A shorter inspection window can strengthen your offer—but don’t cut it so much that you lose protection.

C) Appraisal and financing contingencies

If you’re financing, these contingencies protect you if the appraisal comes in low or the loan terms change. Removing contingencies can be risky unless you truly understand the exposure.

D) Closing timeline

Some sellers want fast closings. Others need time to relocate. Matching the seller’s preferred timeline can be a major advantage.

5) Ask for seller concessions (smartly)

Depending on the market, you may be able to request:

• closing cost contributions

• credits for repairs

• rate buydown assistance (through lender/builder structures)

Rey tip: Concessions can be easier to negotiate when the property has been on the market longer, or when sellers want a clean close without repair drama.

6) If it’s new construction: your offer strategy changes

For new construction homes in Orlando or Miami, the “offer” is often a builder contract. The strategy is less about bidding wars and more about negotiating value:

• builder incentives (closing costs, upgrades)

• lot premiums and availability

• timelines and build completion expectations

• preferred lender incentives (sometimes stronger than general discounts)

Rey tip: With builders, the biggest win is often in the structure of incentives and the fine print—not just the base price.

7) What happens after your offer is accepted?

Once accepted, the process typically includes:

• deposit delivery to escrow

• inspections (if applicable)

• appraisal (if financing)

• lender underwriting and final approval

• title review and closing preparation

• final walkthrough before closing day

Your goal is to keep everything on schedule and documented so nothing surprises you at the end.

8) Common mistakes buyers make when offering (and how to avoid them)

Mistake #1: Falling in love and ignoring numbers
Fix: Use comps, timelines, and total monthly cost to stay grounded.

Mistake #2: Only focusing on price
Fix: Build a strong offer with clean terms and a reliable closing plan.

Mistake #3: Skipping protections to “win”
Fix: Reduce risk carefully—don’t remove protections unless you can handle the outcome.

Mistake #4: Not planning for closing costs and prepaids
Fix: Confirm cash-to-close early and review estimates line by line.

A strong offer is not always the highest offer. It’s the offer that makes the seller feel confident you will close—on time, with fewer complications, and with a clear plan.