Doorlark
Short answer: the email that goes with an offer should let the listing agent read your buyer's terms in 20 seconds without opening the PDF. Put the address and price in the subject line. Then list the price, financing, earnest money, contingencies and closing date, attach everything they'll ask for, and say when your offer expires.
What to attach
- The signed purchase agreement and every addendum, as one PDF
- A pre-approval letter dated within the last 30 days, written for this price or above it
- Proof of funds for the down payment and closing costs, with account numbers covered
- Your state's agency disclosure, if it's required with an offer
- The seller's disclosure, signed by your buyer, if your state requires it before an offer
The templates
Subject: Offer on [address]: $[price], [loan type], close [date] Hi [Agent first name], Attached is my buyers' offer on [address]. Here are the terms at a glance: Price: $[price] Financing: [conventional / FHA / VA / cash], [down payment]% down Earnest money: $[amount], delivered within [X] days Inspection: [X] days Appraisal: [contingent / gap coverage up to $X / waived] Financing contingency: [X] days Closing: [date] Expires: [Day, date] at [time] [time zone] Pre-approval from [lender, loan officer name and phone] and proof of funds are attached. Feel free to call [loan officer] directly. Please confirm you received this. Thanks! [Your name] [Brokerage] · [phone]
Subject: Cash offer on [address]: $[price], close in [X] days Hi [Agent first name], Attached is a cash offer on [address] at $[price], closing [date]. Proof of funds is attached. Inspection is [X] days, and there's no appraisal or financing contingency. The offer expires [Day, date] at [time] [time zone]. Please confirm you received it. [Your name] · [phone]
Subject: Offer on [address]: $[price], closes on your seller's date Hi [Agent first name], You mentioned the seller wants to close [date] and needs [a rent-back / a quick close]. Our offer is written for exactly that: [terms]. Price: $[price], [loan type] with [down payment]% down. Pre-approval and proof of funds attached. Expires [Day, date] at [time] [time zone]. [Your name] · [phone]
Subject: Re: Offer on [address] Hi [Agent first name], Just checking that our offer on [address] reached you and was presented. Our expiration is [time] [time zone] today. Is there anything the seller would like to see changed? [Your name] · [phone]
Hi [Agent first name], it's [Your name] with [Brokerage]. Just emailed you an offer on [address] at $[price]. Can you confirm you got it?
What to leave out
- Anything about who your buyers are. No family details, photos or stories about their life. Many brokerages advise against buyer letters because they can raise fair housing problems. Strong terms say more.
- How high your buyer will go. If your buyer has room, write an escalation clause or keep it between you and your buyer. See the escalation clause guide.
- Pressure. "We need an answer in an hour" usually gets a slower answer, not a faster one.
Every offer goes to the seller. NAR Standard of Practice 1-6 says agents submit offers and counter-offers objectively and as quickly as possible, so a polite confirmation request (template 4) is fair game when you haven't heard back.
Run your own numbers: the agent net income calculator shows take-home per deal and per year after split, cap, fees, costs and a tax set-aside.
General information. Your state forms and brokerage rules decide what has to go with an offer.
Sources
Checked Oct 29, 2026.
FAQ
What should I write in an email when submitting an offer?
Put the address, price and loan type in the subject line. In the body, list price, financing, earnest money, contingency periods, closing date and when the offer expires, then attach the signed contract, pre-approval and proof of funds.
Should I call or email the listing agent with an offer?
Email the offer so there's a written record, then text or call to confirm they got it. Listing agents get a lot of email, and a short text cuts down on delays.
How long should an offer be valid?
There's no standard. It depends on the market and how fast the seller can respond. Give a specific date, time and time zone so there's no confusion.
Should I include a letter from my buyers?
Many brokerages advise against it, because personal details can raise fair housing problems. Show the offer's strength through its terms instead.