Price matters — but it’s rarely the whole story. This guide explains how offers are actually evaluated in Nashville, what reduces risk for sellers, and how to write an offer that holds together from acceptance to closing.
Talk Through Offer StrategyWriting an offer isn’t just about getting a seller to say yes. It’s about getting to the closing table without unnecessary stress, renegotiation, or surprises.
This page isn’t a legal walkthrough of a contract. It’s a practical explanation of how offers are interpreted by sellers and listing agents — and what actually reduces risk in real transactions.
The Nashville market is more balanced than it’s been in years. Most homes are not selling in frantic bidding wars, and buyers usually have room to be thoughtful.
That said, competition hasn’t disappeared. Roughly 12–15% of homes still attract multiple offers and sell over asking. This isn’t tied to one neighborhood or price point — it can happen with a well-priced home or a property with unique features.
When that happens, strategy shifts. We break that down separately here: How to Win a Bidding War in Nashville .
In real life, sellers aren’t just comparing numbers. They’re weighing how likely each offer is to close.
Earnest money is typically around 1% of the purchase price. More than that often signals strength. Less can raise questions — though VA buyers commonly use less, and that alone isn’t a deal-breaker.
In this area, earnest money is usually held by a title company, which is standard practice.
We never recommend skipping inspections. Inspections exist to identify safety concerns and material defects — not to require a home to meet modern building codes.
An older home is expected to meet the code it was built under. An aged HVAC isn’t the same as a broken HVAC, and an older roof isn’t automatically failing. Upgrades can be planned over time.
One common strategy is a pass/fail inspection. The buyer keeps the right to inspect and walk away if something serious is discovered, while signaling they don’t plan to submit a long repair list.
This protects the buyer while keeping the process calmer for the seller.
After inspections, it’s often simpler to request a credit at closing instead of asking the seller to complete repairs.
What listing agents look for is certainty. A financed offer is strongest when the buyer is fully pre-qualified, not just pre-approved.
Down payment size helps, but strong underwriting and a responsive lender can offset that. If a buyer isn’t truly qualified, it’s a red flag — and experienced listing agents notice.
VA and FHA appraisals can be tougher in certain scenarios, as can mobile homes. Larger down payments create flexibility if the value comes in short, reducing renegotiation risk.
Not every buyer needs closing cost assistance, but some — especially first-time buyers — do.
From a seller’s perspective, assistance affects net proceeds. In a balanced market it’s often negotiable; in multiple-offer situations it can weaken an offer unless offset by other strengths.
Helpful reads: First-Time Buyers · Home Loans & Financing
A 30-day closing is common. Offering flexibility on possession after closing can be the deciding factor — without costing the buyer anything.
Tennessee isn’t a same-day certainty state. The deed transfers only after funds are paid and recorded, which can make same-day move-ins tricky.
Deadlines under 24 hours are usually viewed negatively by experienced listing agents — especially when multiple offers are involved.
The goal is to start the relationship on good terms. Being reasonable and easy to work with often pays off later during inspections, appraisal issues, and closing logistics.
Using two title companies is common here. Using the same one can simplify coordination, but it’s not required.
Tennessee isn’t an attorney-review state, but most title companies are owned and operated by attorneys.
James & Stephanie Crawford personally guide every client — no assistants, no hand-offs. We’ll help you write an offer that fits the house, the market, and your comfort level.
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