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Offer Price Calculator
An offer you can defend with comps and repair credits is harder for a seller to reject emotionally. This calculator walks comps → condition → repairs → market adjustment to produce a target offer and a walk-away ceiling.
Target offer
$331,556
Walk-away max
$344,818
don't exceed this
Comp-based value
$351,310
Value minus repairs
$341,810
How the math works
A defensible offer starts from comparable sales, subtracts defensible repair credits, and adjusts for current market conditions. In a hot seller market, your "discount" room shrinks and you may need to bid over comps; in a cold market, there's room to negotiate.
The walk-away number is the hard ceiling — above it, the deal stops making sense. Know it before you bid; hold the line when emotion pushes you to creep up.
How to Use
- Pull 3–5 comparable sales in the past 6 months. Compute average price per square foot.
- Apply a condition adjustment: − for dated, + for updated vs average comp condition.
- Enter a repair credit for known issues (inspection findings, deferred maintenance).
- Pick market temperature — hot seller, balanced, or cold buyer.
- Read target offer (what to submit) and walk-away (ceiling — don't exceed).
Frequently Asked Questions
How do I pick comps?
Similar size (±10%), similar age, same school district and neighborhood, closed in the past 3–6 months. Use 3–5 comps and discard the outlier. Your agent has MLS access for fresh data.
Should I offer below, at, or above comps?
Depends on market temperature. Hot markets: at or slightly above comps. Balanced: 3–5% below. Cold: 8–15% below. This calculator applies those adjustments automatically.
How much repair credit is defensible?
Written inspection reports and contractor quotes are defensible. Verbal estimates and 'gut feel' are not — sellers ignore those. Get a pre-offer inspection for critical items on a hot property.
What if I'm over my walk-away?
Walk. The best negotiation advice in real estate is willingness to lose the deal. Another property will come. Emotional pursuit past walk-away causes regret more often than deals missed.
Related Calculators
Walk-Away Price Calculator
Set the hard ceiling before bidding.
Comps Adjustment Calculator
Adjust each comp for differences with subject.
Max Offer Calculator
Flip/BRRRR offer from ARV.
Deferred Maintenance Calculator
Size the repair credit precisely.
Offer Escalation Calculator
Structure as escalation for multi-offer.
Multiple Offer Strategy Calculator
Plan for competitive bidding.
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