How to Read an Offer on Your Home in the Inland Empire

You list your home, and an offer comes in.

Maybe it’s the only one. Maybe there are a few. Either way, you’re staring at a purchase contract that’s several pages long, full of numbers and checkboxes and contingencies — and your agent is walking you through it.

The problem is, most sellers get fixated on the wrong thing.

They look at the price, and that’s it. But price is only one piece of what makes an offer good or bad. Here’s how to actually read what’s in front of you.

Price Is the Starting Point — Not the Whole Story

Yes, price matters. Obviously.

But a high offer price with weak terms can end up netting you less than a slightly lower offer that’s clean and straightforward. Sellers across Riverside County and the Inland Empire are learning this right now as buyers come in with more negotiating power than they’ve had in years.

Before you react to the number at the top, keep reading.

Financing Type and Loan Approval Status

How is the buyer paying?

Cash offers close faster, have fewer moving parts, and don’t have an appraisal contingency to worry about. That has real value — especially if your timeline matters or you’ve already committed to buying somewhere else.

If they’re financing, look at what kind of loan they’re using. Conventional loans typically move cleaner than FHA or VA loans, which have stricter property condition requirements. That doesn’t mean FHA or VA buyers are bad buyers — but it does mean you need to understand what those loan types require and whether your home is likely to meet those standards.

Also look at whether they’ve submitted a pre-approval letter — and whether that letter is from a reputable lender who has actually reviewed their documentation or just a quick online estimate. There’s a meaningful difference.

The Earnest Money Deposit

Earnest money is the deposit the buyer puts down to show they’re serious.

In the Inland Empire market, typical earnest money runs around 1–3% of the purchase price. A buyer coming in at the low end of that range — or lower — on a significant purchase isn’t necessarily a red flag, but it’s worth noting. Higher earnest money signals more skin in the game and a buyer who’s serious about closing.

If the deal falls apart due to the buyer’s contingencies, the earnest money process in California is well-defined. But if they remove contingencies and then back out, that deposit is yours. Understand what’s in play before you sign.

Contingencies — This Is Where Deals Live and Die

This is the part most sellers gloss over. Don’t.

Contingencies are the conditions the buyer needs to meet in order to proceed. The three most common are:

• Inspection contingency — The buyer has the right to conduct a home inspection and request repairs, credits, or back out if they don’t like what they find. In today’s market, buyers are not waiving inspections the way they were a few years ago. Expect this to be in almost every offer, and expect buyers to use inspection findings as a second round of negotiation.

• Appraisal contingency — If the home doesn’t appraise at the purchase price, the buyer can renegotiate or walk. If you’re priced aggressively, this matters. If a buyer waives this contingency, they’re agreeing to cover the gap between appraised value and purchase price out of pocket — which is a meaningful concession in your favor.

• Loan contingency — The buyer’s obligation to purchase is contingent on securing financing. This protects them if their loan falls through. For you as a seller, it means the deal isn’t truly locked until their financing is approved.

The fewer contingencies, or the shorter the contingency periods, the cleaner the offer.

Closing Timeline

When does the buyer want to close?

Standard escrow in California runs 30 to 45 days. If you need more time — or less — this is negotiable. A buyer who wants a 60-day close isn’t a bad buyer, but if you’re trying to move quickly, that timeline matters.

Also look for any requests around a rent-back agreement, where you’d stay in the home for a period after closing. That can be useful if you need time to move, but it comes with its own considerations.

Seller Credits and Concessions

Buyers in the current market are asking for seller credits more often than they were a few years ago. A credit toward closing costs or a repair allowance effectively reduces your net proceeds, even if the purchase price stays the same.

And while you’re running that math, don’t forget to factor in agent commissions. In California, commissions are negotiable and are no longer automatically bundled the way they used to be — following the NAR settlement changes that took effect in 2024, buyers are now responsible for agreeing to their agent’s compensation separately. That said, it is very common for the buyer to ask the seller to cover or contribute to their agent’s fee as part of the offer terms. If that’s in the offer, it counts against your net just like any other concession.

Run the actual math on what you’d net after credits before comparing offers. Two offers at the same price with different credit requests are not the same offer.

How to Compare Multiple Offers

If you’re fortunate enough to receive more than one offer, don’t just rank them by price.

Build out a simple net sheet for each one — purchase price minus credits, minus your closing costs, minus any concessions. Then layer in the terms: financing type, contingencies, timeline, earnest money. The offer that nets you the most on paper with the fewest obstacles to closing is usually the right one.

Your agent should be walking you through this comparison. If they’re just showing you the top-line number and calling it a day, that’s a problem.

Ready to Review Your Offer?

Getting an offer is a big moment — but what you do next matters just as much as getting there.

If you’re a seller in Riverside County and you want someone to walk through an offer with you, explain what the terms actually mean, and help you figure out your best move — that’s exactly what I’m here for.

Whether you’re in Moreno Valley, Beaumont, Jurupa Valley, or anywhere across the Inland Empire, I’m happy to sit down and make sure you fully understand what’s in front of you before you sign anything.

Reach out anytime.

Frequently Asked Questions

What should I look for first when I receive an offer on my home?

Start with the price, but don’t stop there. Review the financing type, earnest money amount, contingencies, closing timeline, and any credits the buyer is requesting. The best offer is the one that nets you the most with the fewest conditions — not necessarily the highest price on paper.

What is earnest money and how much should I expect in the Inland Empire?

Earnest money is a good-faith deposit the buyer submits with their offer. In Riverside County and the Inland Empire, it typically runs 1–3% of the purchase price. Higher earnest money generally signals a more committed buyer.

What contingencies are common in California real estate offers?

The three most common are the inspection contingency, the appraisal contingency, and the loan contingency. Each gives the buyer a way to renegotiate or exit the deal under specific conditions. Fewer contingencies — or shorter contingency periods — means a cleaner, lower-risk offer for you as the seller.

Can I negotiate after receiving an offer?

Yes. You can accept, reject, or counter any offer. A counteroffer lets you adjust the price, terms, closing date, credits, or contingencies. Most transactions involve at least one round of negotiation before both parties agree.

What does it mean if a buyer waives the appraisal contingency?

It means they’re agreeing to pay the purchase price regardless of what the home appraises for. If the appraisal comes in low, they’ll cover the difference out of their own pocket rather than renegotiating with you. It’s a meaningful concession in your favor.

Chris Leeper is a licensed real estate agent with Leeper Realty Group, serving buyers, sellers, and investors throughout Riverside County and the Inland Empire. With hands-on experience helping sellers navigate offers and negotiations in communities across the region, Chris helps clients understand what’s actually in front of them so they can make confident decisions.