5 Questions When Getting an Offer for Your House

Selling a house in Baltimore can feel like you’re trying to make a high-stakes decision while life is already running at full speed. If you’re relocating, handling an inherited rowhome, dealing with tenants, facing repairs you can’t afford, or simply tired of carrying monthly bills, you don’t just need “an offer.” You need a deal that actually closes—without turning into weeks of lender delays, inspection renegotiation, appraisal drama, or surprise costs.

That’s why the smartest Baltimore sellers don’t judge offers by the headline price alone. They ask questions that reveal whether the buyer is truly qualified, whether the contract is loaded with escape hatches, and whether your closing date is real or just hopeful talk.

In this guide, you’ll get the five questions to ask a home buyer when making an offer for your house in Baltimore, plus the follow-up questions that protect your time, your equity, and your peace of mind. You’ll also learn how to compare a traditional buyer to a direct cash option so you can choose the path that matches your goals.

Why these questions matter in Baltimore

Baltimore isn’t one single market—it’s a collection of micro-markets. A few blocks can change buyer demand, parking realities, renovation expectations, and even how quickly offers come in. Baltimore also has a lot of older housing stock. That matters because older homes often trigger bigger inspection conversations, and they can create stricter lender scrutiny depending on the buyer’s loan type.

This is where many sellers get burned. A buyer makes a nice offer. The seller relaxes. Then the transaction turns into a second job: scheduling inspections, dealing with repair requests, waiting on appraisals, responding to lender document questions, signing addenda, and watching the closing date slide.

If you’re carrying a mortgage, utilities, insurance, and taxes while all of that plays out, the costs add up fast. If you’re trying to coordinate your life around a sale—moving for work, closing an estate, getting out of a difficult tenant situation, or simply escaping financial pressure—uncertainty is more than stressful. Uncertainty is expensive.

The five questions below are designed to protect you from three common seller problems.

The first problem is time-wasting buyers who are curious but not qualified.

The second problem is contracts that look strong but are packed with contingencies that let the buyer renegotiate or walk.

The third problem is closing dates that aren’t real because they depend on a lender’s timeline, a low appraisal, a home sale contingency, or repair conditions.

Once you start thinking this way, your entire selling strategy gets clearer. You stop asking, “Which offer is highest?” and you start asking, “Which offer actually gets me to the finish line with the best net outcome?”

Question 1: Are you working with an agent?

This question sounds simple, but in Baltimore it can immediately save you time and prevent confusion. When someone says, “I want to make an offer,” that could mean anything—from a serious buyer with a lender and documentation, to a neighbor who wants to peek inside, to a bargain hunter who plans to tie you up in inspection negotiations.

A buyer’s representation tells you a few important things.

If a buyer has an agent, that often means the buyer has already been coached through steps like getting pre-approved, structuring contingencies, and meeting deadlines. It can also mean there’s a professional on the other side who knows how to keep a deal moving.

But there’s another side to representation that sellers should understand. A buyer’s agent is trained to protect the buyer’s interests. That often means pushing for inspection credits, requesting seller concessions, using deadlines as leverage, and negotiating aggressively once the seller is emotionally invested in the transaction. None of that is unethical. It’s normal. It’s simply a reason you should treat your questions as a form of deal due diligence.

If a buyer does not have an agent, the transaction can still work, but you need to know whether the buyer is prepared. Many unrepresented buyers think an “offer” is just a conversation. They don’t understand how quickly deadlines can pass, how inspections create leverage, or how lender requirements can stall a deal.

Follow-up questions that reveal whether the buyer is serious

A strong follow-up is: “If you don’t have an agent, who is writing the contract and coordinating the timeline?” A buyer who answers clearly often has experience. A buyer who answers vaguely often does not.

Another strong follow-up is: “Who will I be communicating with day to day, and how quickly do you respond?” Sellers underestimate the value of communication. Deals die in silence. If you accept an offer and can’t get answers, your transaction becomes fragile.

The hidden commission issue sellers don’t anticipate

Even if you are not paying a listing agent, many buyers are represented. In traditional transactions, compensation expectations can influence the offer math. Sometimes the buyer requests seller-paid concessions. Sometimes the offer price is adjusted. Either way, it’s another reason why the headline number can be misleading.

If your goal is simplicity, fewer moving parts can be worth real money.

The direct-buyer alternative when you want less friction

Many sellers don’t actually want to manage an agent-led back-and-forth at all. If you want speed, fewer showings, and a clearer path to closing, a direct sale can be a simpler option—especially when the property needs work or you value privacy.

If you’re exploring that option, start here: sell your house fast in Baltimore.

Image suggestion: A simple “qualified buyer” graphic: “Clear Team + Clear Documents + Clear Timeline.”

Question 2: Are you pre-approved or fully underwritten?

Pre-approval is one of the biggest predictors of whether an offer will close on time. In a traditional sale, the buyer’s lender becomes a silent decision-maker who can delay or derail your closing. That’s why you should ask this question early, before you emotionally count money that isn’t real yet.

A buyer who is pre-approved has typically provided financial documents (income, assets, debts) and has been evaluated by a lender. That’s stronger than a buyer who is pre-qualified, which is often based on self-reported information.

Even stronger than pre-approval is a buyer who is fully underwritten or “verified.” This usually means the lender has reviewed documents more thoroughly and the buyer is closer to being ready to fund, assuming the property meets lender requirements.

Why this matters in Baltimore

Baltimore has many older homes, and older homes can create lender and appraisal friction. The buyer can be qualified, but the property can create issues. If a lender flags safety items or required repairs, the buyer’s approval can become conditional. If the appraisal is delayed or low, the timeline can slip.

That’s why “pre-approved” is necessary, but not sufficient. You also want to know whether the buyer’s team is organized.

Follow-up questions that protect you

Ask in plain language.

“Can you send me your pre-approval letter today?” If the buyer can’t produce it quickly, assume the offer is weak.

“Is your pre-approval based on verified documents, or is it a quick pre-qual?” This question is not rude. It’s responsible.

“What is your lender’s normal timeline from contract to close?” Some lenders are fast. Some are slow. A strong buyer usually knows.

Then ask the question that reveals whether the buyer understands risk: “If the appraisal comes in low, how will you handle it?” Buyers who have extra cash reserves or a flexible down payment often close more reliably.

What Baltimore sellers should know about lender paperwork

Many sellers don’t realize how much a financed deal can shift through fees and credits. Buyers receive lender documents that shape their expectations and sometimes trigger negotiations late in the process.

If you want a reputable, plain-language way to understand what buyers see, the Consumer Financial Protection Bureau provides sample versions of key forms. Reviewing them helps you understand why buyers sometimes come back asking for concessions and credits near the finish line: sample Loan Estimate (CFPB) and sample Closing Disclosure (CFPB).

The goal isn’t to become a lender. The goal is to understand why a financed deal has more moving parts.

The direct-buyer alternative when you want certainty

If you sell to a professional direct buyer, you are not waiting for underwriting to decide whether you can move forward. That predictability is why many sellers choose direct buyers when time is tight or the property condition would trigger lender concerns.

If you want to see how sellers benefit from fewer contingencies and less lender friction, read: advantages of selling your home to a direct buyer in Maryland.

Image suggestion: A timeline illustration: “Offer accepted → underwriting → appraisal → conditions cleared → close” compared to “walkthrough → offer → close.”

Question 3: How are you funding the purchase?

This is the question that separates “someone who likes your house” from “someone who can buy your house.” In Baltimore, funding type affects timeline, inspection pressure, appraisal risk, and the probability of last-minute surprises.

Most offers fall into one of three buckets: conventional financing, government-backed financing (FHA/VA), or cash.

Conventional financing: normal, but not always smooth

A conventional loan can close smoothly, but it still relies on underwriting, appraisal, and lender timelines. Even good buyers can experience delays because lenders request updated documents, appraisers run behind, and underwriting queues get backed up.

If the buyer is using conventional financing, ask: “How much are you putting down?” A larger down payment can reduce risk and increase the chance the buyer can handle appraisal issues.

Also ask: “Which lender are you using, and have you closed with them recently in Maryland?” Lender quality matters.

FHA/VA: helpful for buyers, stricter for properties

Government-backed loans can be excellent for buyers, but they can be stricter on property condition. In older homes, small items can become big issues. Peeling paint, handrails, roof condition, electrical concerns, and safety issues can trigger required repairs.

If your home needs work, you should ask: “Has your lender reviewed the property condition requirements with you?” This forces clarity before you waste time.

Cash: powerful, but verify it

Cash can reduce uncertainty because there is no traditional lender underwriting timeline. That’s why motivated sellers love cash.

But “cash” isn’t a magic word. Some buyers use hard money or private funding and still call it cash. Those strategies can be legitimate, but they can come with rules, conditions, and timelines that look a lot like a loan.

Some buyers are wholesalers who intend to assign the contract or do a double close. That can still close, but it may depend on them finding an end buyer. If you accept that offer without understanding the structure, your timeline can be at risk.

That’s why proof of funds matters.

Ask: “Can you provide proof of funds today, and will the funds be available for this exact purchase?” A serious cash buyer can provide a bank letter or statement that clearly supports the purchase amount.

Earnest money: the buyer’s skin in the game

Earnest money is the deposit that shows seriousness. A buyer can offer a strong price but put up a tiny deposit and keep broad contingencies. That combination often signals someone who is comfortable walking away.

Ask: “How much earnest money are you putting down, when is it due, and does any of it become non-refundable after certain deadlines?” These details matter because earnest money is often your only financial protection if the buyer breaks the deal.

Closing expectations and costs

Even when the buyer is qualified, closing still involves steps and fees. If you want a reputable overview of what happens as closing approaches, the CFPB has a practical checklist: mortgage closing checklist (CFPB).

The direct-buyer alternative when repairs are a concern

If your property needs repairs, traditional buyers may use financing rules, appraisal, and inspection contingencies as leverage to reduce your net. That’s why many sellers prefer an as-is sale.

If you’re looking for a faster route without pre-sale repairs, this guide explains what that can look like: sell your Maryland house without making repairs.

Image suggestion: A “Funding Strength” graphic: “Proof of funds / Verified pre-approval / Strong deposit / Clear timeline.”

Question 4: What contingencies are in the contract?

Contingencies are the escape hatches that determine whether the buyer can walk away or renegotiate your price after you accept their offer. If you want the truth about an offer, don’t just look at the purchase price. Look at the contingencies.

In Baltimore, the biggest sources of seller stress are inspection contingencies, appraisal contingencies, financing contingencies, and home-sale contingencies.

Inspection contingency: where many deals become exhausting

Inspections are normal, but inspection contingencies can be written in ways that give the buyer broad power to renegotiate. Many sellers experience emotional whiplash: they accept the offer, then the inspection report arrives with a long list of items, and the buyer requests a large credit or price reduction.

Some requests are reasonable. Others are negotiation tactics.

Ask: “How will you use the inspection?” Then ask: “Are you focusing on major structural and safety issues, or will you request credits for cosmetic items too?” This forces clarity.

If the buyer wants a broad right to renegotiate for anything, the offer price is not the real price.

Appraisal contingency: the hidden risk sellers forget

Even if you accept a strong offer, the lender’s appraisal can come in low. When that happens, the buyer may ask you to reduce the price or the deal may collapse.

Ask: “If the appraisal comes in low, do you have funds to cover a gap?” Buyers who can answer yes are safer.

Financing contingency: the lender’s veto power

A financing contingency means the buyer can walk if the lender denies the loan. That’s normal, but it’s still risk.

Ask: “What’s the financing contingency deadline, and what steps are you taking now to meet it?” If the buyer can’t answer, they may not be organized.

Home-sale contingency: the timeline killer

If the buyer needs to sell their home first, your closing depends on their timeline.

Ask: “Is your offer contingent on selling another home?” If yes, ask: “Is that home already under contract?” The difference between “listed” and “under contract” can be months.

Why contract addenda matter

Contracts include addenda that can change responsibilities and timelines. If you want a credible educational resource that explains why addenda matter, the National Association of REALTORS® provides a helpful overview: Understanding contract addenda (NAR).

You don’t need to become an attorney to sell your house, but you do need to treat contingencies as the true terms of the deal.

The direct-buyer advantage: fewer escape hatches

Direct sales are often structured to reduce many of these friction points, especially when you’re selling as-is. If you want fewer surprises and a smoother path to closing, a direct buyer can be the simplest route.

Image suggestion: A “contingency map” graphic showing inspection, appraisal, financing as the three biggest exit points.

Question 5: What closing date can you commit to?

Many buyers say, “We can close in 30 days,” because it sounds normal. But “30 days” doesn’t mean much if the buyer hasn’t confirmed their lender timeline, hasn’t planned inspection scheduling, hasn’t accounted for appraisal turn-times, or hasn’t even finalized their down payment.

A closing date matters because your life is not waiting. If you’re relocating, coordinating school schedules, moving for work, dealing with probate, or trying to stop financial bleeding, your closing date is not just a detail. It’s the difference between relief and more stress.

Ask: “What is your earliest possible closing date, and what would cause a delay?” Then ask: “Are you willing to commit to that date in writing?”

Possession: the closing detail that impacts your move

Closing date also affects possession—when you must be out. Ask: “Do you need possession immediately at closing, or can we discuss a move-out window if needed?” Flexibility can matter if you’re coordinating a move or waiting on your next housing plan.

Extension plans: what happens when timelines slip

Ask: “If the closing date slips, how will extensions work?” A buyer’s answer reveals organization.

The direct-buyer alternative: a closing date that fits your calendar

With a professional direct buyer, you typically choose a closing date that fits your needs. If you need speed, speed is possible. If you need time, time can be built into the plan.

If your goal is certainty and a clean close, start here: sell your house fast in Baltimore.

Highest offer vs. best offer: what sellers learn the hard way

A high offer can be the most expensive offer you accept if it collapses later. Sellers accept the highest number, stop marketing the home, emotionally move on, and then the deal falls apart because of financing, appraisal, inspection disputes, or buyer indecision. When the home returns to the market, buyers often treat it like a problem listing and come in lower.

The best offer is the one that balances price with certainty. That means asking: how much will you net after commissions, repairs, credits, closing costs, and holding expenses? How likely is the buyer to close? How disruptive will the process be?

If your house needs work, inspection renegotiation can become a second round of selling. If your timeline is tight, lender delays can blow up your plans. In those situations, certainty becomes a form of profit.

A Baltimore net-proceeds way to compare offers

Most sellers think in terms of sale price, but your bank account cares about net proceeds. Net proceeds are what’s left after everything leaks out: commissions, closing costs, repairs, credits, and holding expenses.

Here’s a simple framework.

Start with your monthly holding costs. Add mortgage, taxes, insurance, utilities, and basic upkeep. Then estimate how long a financed sale will realistically take, including prep time, showings, and a buffer for delays.

Then consider the costs sellers forget: pre-list clean-out, minor repairs, staging stress, inspection credits, seller concessions, and the emotional cost of living in show-ready mode.

A quick example to make this real

Imagine you accept a financed offer that is $25,000 higher than a direct as-is offer.

If you pay commissions, carry the home for months, and give inspection credits, you can easily burn through that difference.

If commissions and fees total $18,000, holding costs total $9,000, and inspection credits total $7,000, you’ve already lost $34,000 in leakage.

That’s why a lower but cleaner offer can be the better net outcome.

If you want to understand how an as-is sale can protect your net when you don’t want to invest in repairs, read: sell your Maryland house without making repairs.

A seller-friendly script to ask these questions

If you don’t want this to feel awkward, use a calm, professional script.

You can say: “I appreciate your offer. Before I decide, I’m comparing the strength of each buyer and the timeline. Can I ask a few quick questions?”

Then ask the five questions in order.

If the buyer gets defensive, treat that as information. A serious buyer understands that you are protecting yourself.

If you want to be more direct, you can add: “I’m prioritizing certainty and a clean close. If your offer depends on long contingencies or financing uncertainty, I need to know that up front.”

When selling to a direct buyer is the smarter move

Traditional sales can be excellent when your home is in strong condition, you have time, and you’re comfortable with showings and negotiation.

But many Baltimore sellers aren’t in that situation.

If the home needs repairs you can’t afford, if you’re out of state, if you’re dealing with tenants, if you’re facing deadlines, or if you simply want relief, a direct sale can be the smarter move.

A direct sale can reduce or eliminate many of the friction points that drain sellers:

It can reduce showings, reduce lender-driven delays, minimize appraisal risk, and simplify negotiations when you’re selling as-is.

If you want a clearer look at why sellers choose direct buyers for speed and simplicity, read: advantages of selling your home to a direct buyer in Maryland.

Real Baltimore deal-breakers: how transactions fall apart

Example 1: “Cash buyer” with no proof of funds

A seller accepts a “cash” offer. The buyer delays providing proof of funds. Days pass. Then the buyer says they’re waiting on a partner. Another week passes. The seller loses momentum, keeps paying bills, and eventually starts over.

Question 3 would have prevented this.

Example 2: Strong price, harsh inspection renegotiation

A seller accepts a strong offer from a financed buyer. After inspection, the buyer requests a large credit and threatens to walk. The seller feels trapped because the home has been off the market.

Question 4 would have clarified risk.

Example 3: Closing date slides due to lender delays

A buyer says 30 days. Underwriting takes longer. The appraisal is late. The closing date moves. The seller’s moving plan collapses, and costs pile up.

Question 5 would have revealed whether the closing date was realistic.

FAQs

Do I need to accept the first offer?

No. You should evaluate the buyer’s strength, contingencies, and timeline before deciding. A slightly lower offer with fewer contingencies can be the better deal.

What if the buyer wants an inspection?

Inspections are normal. The key is understanding how the inspection contingency is written and whether the buyer can use it to renegotiate aggressively.

What if my house needs repairs?

If the home needs significant repairs, you may face heavy negotiation on the MLS. Many sellers choose a direct buyer specifically to sell as-is without repair costs.

How can I avoid showings and open houses?

A direct buyer typically requires one walkthrough and does not require open houses or constant showings.

Your next step

If you’re selling in Baltimore, you don’t need more opinions—you need clarity. These five questions to ask a home buyer when making an offer for your house in Baltimore help you spot weak offers, avoid time-wasting buyers, and protect your net.

If you want to skip the uncertainty, avoid repairs, and lock in a closing date that fits your life, talk to a local direct buyer at Simple Homebuyers. We’ll walk through your options, show the math transparently, and help you decide what’s best—without pressure.

Call Simple Homebuyers at (240) 776-2887.

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