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Deposit Amounts and Negotiations

September 17, 2017 By Doug Francis

Earnest Money Deposit Real EstateSitting at their kitchen table while explaining the sales contract and putting together a competitive written offer, I was asked…

“What’s the earnest money deposit formula in Virginia?”  this Vienna home buyer studiously asked.

This really isn’t an uncommon question because most buyers are reading websites written by mortgage lenders, product marketing, or media companies. Their professional content people (we used to call them writers) write to fit this topic into digestible chunks that people can read on iPhones while crossing a busy street in DC.

Essentially, professional content creators oversimplify every strategic piece of the typical negotiation process. If you ask me, they can make anything sound like it’s not a big deal because, after all, it isn’t their $10,000!

You need to know… there’s much more to it.

Earnest Money Deposit amounts aren’t formula based

Deposit amounts need to be strategic, and not considered a secondary item when you are planning an offer.

This year, specifically, I have seen a lot of inbound offers from agents which have allowed me to collect research data on what consumers are hearing from their agents, the Web, Dad, Uncle Ted, or watching The Property Brothers™.

Home buyers really need to understand that buying someone’s house isn’t like buying a car. Often there is an emotional connection to a home or other subtle influencing factors.

Showing Strength, not just 1%

A Deposit will be credited toward your down payment at the Settlement.

In Northern Virginia, Deposits are put into an Escrow Account within five days of Ratification (agreement).

So what you need to decide is how much you want the house? Is it the one?

If you have decided that it’s the one, then it is critical to make a strong offer since there may be another competitive offer on the table too.

Showing your financial strength is critical, and your Deposit amount needs to reflect that strength.

“Don’t they have any money?”

There were offers that I saw this year when eager home buyers, in multiple-offer situations, attached Deposit checks that were 1% of the sales price.

Needless to say, 1% is a half-baked strategy, and in my follow-up calls with desperate agents, they did not get the concept that allowing a client who includes a 1% Deposit when their offer has a 20% Downpayment offer is a poor strategy.

The earnest money deposit needs to be competitive… or at least impressive.

I have sat with sellers who have had to decide between multiple offers that were almost identical.

The Deposit amounts were:

  1. $4,200
  2. $6,000
  3. $15,000

Which offer do you think really wants to make the deal work? When you prepare an offer to buy a home, it essential to envision how it will be received and interpreted by the seller.

Pro-tip from the field

Your Deposit is only a small piece when submitting an offer, so it is essential that you have a global view of the elements.

A large Deposit can demonstrate, especially in a competitive market, that you are willing to put your money where your mouth is and complete the sale.

Talk with your real estate agent about the protections of the escrow account as outlined in the sales contract, and who the escrow agent holding the money will be.

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Filed Under: Blog, Home Buyer Tips Tagged With: Home Buyer Tips, Vienna Virginia

About Doug Francis

A Realtor specializing in unique and new homes around Vienna, Virginia, Doug started writing a first-hand blog about his everyday real estate experiences a decade ago. In-depth, helpful and fun has always been the objective. Outside real estate, he was profiled in a commercial for Verisign's "Where the World Clicks" global ad campaign, and was quoted in Money Magazine's Best Places to Live article on Vienna (#3!). He's a Boston University graduate who feels morning coffee is non-negotiable.

Vienna real estate agent Doug Francis

I’m so excited that you found me! Yes, this site covers real estate, but also a lot about lifestyle and  living in Vienna, Virginia outside Washington, D.C.

There is a lot of info here, and you can also contact me with any specific real estate questions. And, at home consultations are available too.

My background… I’ve been an active licensed agent in Virginia for 25 years, work at TTR Sotheby’s International Realty in McLean, and sell homes in all price ranges. I donate to the Town of Vienna tree replacement fund, participate in a neighborhood citizens association, and try my best to stay in shape.

Let me help you: Email doug@dougfrancis.com or call me at (703) 304-6827 to discuss your plans. Cheers!

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About Doug Francis

I am a Realtor with TTR Sotheby's International Realty® just outside Washington D.C. in Northern Virginia. I have been a full-time Realtor licensed in Virginia since 1991, and cover a big territory specializing in the Vienna real estate market and custom homes for sale.

I have unique knowledge of digital real estate marketing, and my marketing starts here. My clients have been attracted to my results-oriented strategy for years, and I am accepting new clients for 2023 right now.

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