What an Offer Actually Says (in Plain English)

When you write an offer on a house in South Carolina, you sign a document that's usually around 14 pages of legal language. Most buyers sign it and trust that everything is fine. Most agents skim past the parts that actually protect you.

I read every line of every offer with my buyers before they sign. Here's what's in that 14-page document, in plain English, so you can be a smarter buyer whether you're working with me or anyone else.

The 9 things that actually matter

1. The purchase price

The number you're offering. Most buyers focus only on this. The other 8 things matter more often than this one.

2. Earnest money deposit

This is the "skin in the game" check that says you're serious. In the Lowcountry, earnest money usually runs $1,000 to $5,000 for typical homes, more for higher-priced properties. The money is held by the closing attorney or title company, not the seller. If the deal closes, it gets applied to your closing costs. If the deal falls through for a covered reason (inspection, financing, appraisal contingencies), you get it back. If the deal falls through for a non-covered reason (you change your mind), you can lose it.

3. Closing date

When the keys change hands. Standard is 30 to 45 days from contract acceptance. Faster if you're paying cash. Slower if there are inspection issues to negotiate or appraisal disputes.

4. Financing contingency

If you're getting a mortgage, this protects you. If your loan falls through for a reason outside your control (job change, lender issue, appraisal too low), you can walk away and get your earnest money back. Sellers in competitive markets sometimes push for waiving this. Don't. The risk is real.

5. Appraisal contingency

The lender's appraiser values the home. If it comes back below your offer price, this contingency lets you renegotiate, walk away, or pay the difference in cash. In a market where sellers are getting multiple offers, this is sometimes waived or modified. Talk through the math with your agent before you do that.

6. Due diligence period

You hire a licensed home inspector, usually within 7 to 10 days of going under contract. They look at the roof, HVAC, electrical, plumbing, foundation, and visible structural elements. If they find problems, you can renegotiate the price, ask the seller to repair, or walk away. In Ridgeville specifically, we also want a septic inspection (most homes are on septic) and a well water test if applicable.

7. Repairs and credits

Once the inspection report comes back, you have a window to respond. Most buyers ask the seller to either fix specific items or give a credit at closing to cover the cost. Sellers don't have to agree to any of it. This is where the negotiation gets real, and where having an agent who knows the local repair costs matters.

8. Closing costs

You pay these at closing on top of your down payment. Expect 2% to 3% of the purchase price for things like loan origination, title insurance, recording fees, taxes, and the survey. You can sometimes negotiate the seller to cover all or part of these, especially if the home has been sitting on the market.

9. Specific contingencies for your situation

The bigger ones I see:

• Sale of current home contingency. If you need to sell your current house first to buy this one, this protects you. Sellers usually dislike this in competitive markets, so we may need to structure your offer carefully.
• HOA review contingency. If the property has an HOA, you get a few days to read the rules and back out if you find a dealbreaker.
• Property survey contingency. Lets you confirm the boundaries match what you're being told before you close.

What I do that's different

Before you sign an offer with me, we sit down and I walk you through every one of these line by line. Not the lawyer language. The actual decisions.

I tell you what's standard, what's negotiable, what's risky, and what I'd do if it were me. Then you make the call. My job is to make sure you're informed enough to make a good one.

When you're ready, I'm here.

Whether you're writing your first offer or your fifth, the more you understand about what you're signing, the better the outcome. If you want to talk through your specific situation, just call.

Call or text 843.288.1157, or visit justcalljess.co.

This post is for informational purposes only and is not legal or financial advice. Real estate contracts vary by state and by transaction. Always consult a licensed REALTOR® or real estate attorney before signing.

Jessica Cherie Blommaert, REALTOR® · eXp Realty · SC License #146007 · Equal Housing Opportunity