- An offer is more than a price. Deposit, conditions and possession date can matter just as much to a seller.
- Base your price on recent sales nearby, not the list price.
- Never waive a condition you actually need. Find other ways to be strong.
You've found it. Now we write an offer that gets accepted without paying more than you need to. Here's how I think through it with buyers.
Step 1: what's it actually worth?
Before choosing a number, I pull recent sales of similar homes nearby: same style, similar size, similar condition, ideally in the last three to six months. List price is the seller's starting point. Sold prices are what buyers actually paid. In Winnipeg, some homes are priced to attract multiple offers on a set date, and others are priced with room to negotiate. Comparable sales tell you which one you're looking at.
Step 2: the five parts of your offer
Price. Your number, based on comparables and how much competition there is.
Deposit. A good-faith amount paid shortly after acceptance, held in trust and credited to your down payment at closing. A meaningful deposit tells the seller you're serious.
Conditions. Financing, inspection, insurance, condo documents, sometimes the sale of your current home. Each has a deadline. Shorter deadlines make offers more attractive, if your lender and inspector can meet them.
Possession date. Ask what the seller prefers. Matching their date can be worth thousands to them, and costs you nothing.
Inclusions. Fridge, stove, washer, dryer, window coverings, shed, the hot tub. If you want it, list it.
A clean, well-prepared offer. Price will decide the rest.
A teaching tool, not a prediction. What wins depends on the seller and the day.
Estimates for planning, not financial advice.
Step 3: negotiating
The seller can accept, reject or counter. Counters often go back and forth on price, dates and inclusions. Stay focused on what matters to you, and let small things go.
Offering below asking
It's reasonable when a home has been on the market a while, comparables support a lower number, or the inspection reveals issues. A respectful offer with clear reasons gets a better response than a lowball with none. I'll often include a short note with the comparables.
What not to do
- Don't waive the inspection on an older home just to look competitive. Consider a pre-offer inspection instead.
- Don't stretch past your comfortable budget in the moment. Decide your walk-away number before you write.
- Don't forget the condition deadlines. Missing one can make the deal firm, or end it, by default.
What happens to your deposit when the deal closes?
The seller won't lower the price. What could you still negotiate?
Found a home? Let's price it properly
- Reply within 24 hours
- Everything in writing, in plain English or Polish
- Winnipeg and all of Manitoba
Questions people ask
How long does a seller have to respond?
Your offer sets an "open until" time, often a few hours to a day. After that it expires.
Can I back out after my offer is accepted?
If a condition isn't satisfied, you can usually let the deal end and get your deposit back. Once firm, backing out can cost you the deposit and possibly more.
Do I need a lawyer before signing an offer?
Not always, but ask questions. If anything in the offer is unusual (special terms, an estate sale, a private sale), have a lawyer look first.
This article is general information for Manitoba, not legal, tax, mortgage or financial advice. Rules, rates and programs change; figures are estimates as of October 2026. Check your situation with a lawyer, lender or accountant before you act. Adela Strycharz is a REALTOR® with Real Broker Manitoba Ltd. If you already have an agreement with another brokerage, please speak with your own REALTOR® first.