Enter what you know about the home. Get a starting range, the reasons behind it, and the terms that win besides price.
Ask the listing agent: "How many disclosure packages went out?" That number is a good clue.
Same type, close by, sold in the last 3–6 months. Don't have them? Leave blank, or text Ken for real comps.
Text the address. Ken sends the sold comps for that street, free. You decide the number.
The standard California contract gives you 17 days to inspect, appraise and get the loan. Offering 7–10 days tells the seller you won't drag it out. Read the disclosures and pre-inspection first so a short window is safe.
Risk: less time to back out with your deposit safe.
Risk: once contingencies are removed, more money is on the line. See T08.
Let the seller stay a few weeks after closing, free or at their cost. Many sellers need time to move or to close on their next home. It often matters to them more than a few thousand dollars.
Risk: you wait to move in. Check with your lender on how long is allowed.
Risk: that money is cash on top of your down payment. See T11.
Many people get this wrong: "Offering under list always saves money." Not on a home with several offers. An under-list offer usually doesn't even get a counter. You save $0 and lose the house. Single-family homes in Santa Clara County sold at about 103.6% of list in September 2026.
Ken will reply with sold comps for the home. No spam.
408-666-2825