There’s nothing quite like the excitement of walking into a home and thinking… this might be the one.

Whether it’s the kitchen island you’ve always dreamed of or the backyard big enough for a pool and some Saturday soccer, it’s easy to start mentally moving in. But before you rush to make an offer—especially in a competitive market like Frisco or Prosper—it’s worth taking a breath and asking a few key questions that could save you time, money, and a whole lot of stress down the road.

Here’s what you’ll want to consider before putting pen to paper:

The North Dallas suburbs are full of micro-markets. What’s true in Frisco might not be the case in Celina or parts of Prosper.

Before making an offer, your agent should walk you through the current inventory, recent activity in the neighborhood, and whether homes like the one you’re eyeing are getting multiple offers or sitting longer than expected.

➡️ In a slower market, you might have room to negotiate.
➡️ In a hot pocket, going in at or above asking might be your only shot.

Understanding the pace and competitiveness of the specific area you're buying in is step one in making a smart offer.

CLICK HERE to see My Latest Frisco Market Report

List prices are just the starting point. What really matters is what similar homes nearby have sold for recently—and whether this particular home is priced in line with those sales.

A solid comparative market analysis (CMA) can help you make sure you’re not overpaying or lowballing in a way that could hurt your chances.

For example:

If a nearly identical home around the corner sold last week for $825K and this one is listed at $899K... we need to dig in and ask why.

Homes that sit longer than a few weeks in this area often signal something: maybe the price is high, maybe the floor plan is quirky, or maybe it just didn’t show well early on.

That doesn’t mean it’s not a great home for you—but it might mean you’ve got a little more leverage.

Conversely, if the home hit the market yesterday and has four showings booked already, buckle up—you could be heading into a multiple-offer scenario.

Pictures rarely tell the full story. And while new construction tends to be move-in ready, resale homes can range from beautifully maintained to “you’d better budget for some updates.”

If the home needs a new roof, HVAC, or major cosmetic upgrades, that should factor into your offer price. And in some cases, these details can even be used to your advantage during negotiations.

💡 Pro tip: In some cases, you can get the seller to complete repairs or offer credits, which helps keep more cash in your pocket at closing.

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Just because you’re pre-approved for $1.2M doesn’t mean you should spend $1.2M. Only you know what monthly payment will let you sleep at night.

Before writing an offer, we’ll look at your total numbers:

Purchase price
Down payment
Estimated closing costs
HOA fees (if any)
Future property taxes and insurance

The goal? To make an offer that’s both competitive and comfortable.

Some homes just hit different.

Maybe it checks every box, is zoned to your ideal schools, or backs to green space. If you know you’ll regret missing out, you may want to lead with your strongest offer right out of the gate.

That doesn’t mean overpaying—it means putting your best foot forward to show the seller you’re serious.

Sometimes, that’s the difference between getting the home… and watching someone else move in.

Need Help Deciding What to Offer?

This part of the process doesn’t have to be overwhelming.

When you work with a local expert who understands the Frisco, Prosper, and North Dallas markets inside and out, you don’t have to guess. I’ll help you evaluate every angle—comps, timing, home condition, seller motivation, and your goals—so you can write an offer that makes sense and sets you up for success.

If you’ve found a home you love but aren’t sure what to offer, let’s talk. I’d be happy to walk you through your options.