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Step 3
You have found the one. The neighbourhood feels right, the layout works, and you can already picture yourself living there. Now it is time to make it yours. Your RE/MAX Garden City agent will prepare a strong, well-structured offer on your behalf — one designed to be competitive while protecting your interests.
Every offer in Ontario consists of seven key components. Understanding each one will help you feel confident and in control throughout the process.
In real estate law, a listing is known as an "invitation to treat" — it is not a fixed price tag, but an invitation for buyers to submit offers. Your agent will help you determine the right offer price based on recent comparable sales in the area, current market conditions, the property's time on market, and the seller's motivation.
In a balanced Niagara market, offering 2-5% below asking with room to negotiate is common. In a competitive situation with multiple offers, you may need to come in at or above asking price. Your agent will advise on the best strategy for the specific situation.
The closing date is when ownership officially transfers and you get the keys. In the Niagara Region, most closings occur 30 to 90 days after acceptance, though shorter and longer timelines are possible. If the seller has indicated a preferred closing date, accommodating it can make your offer more attractive — sometimes even more so than a higher price.
As a general rule, fixtures that are attached to the property (light fixtures, built-in appliances, window coverings) stay with the home, while freestanding items (furniture, portable appliances) leave with the seller. However, everything is negotiable. Want the backyard shed, the garage shelving, or the washer and dryer? Include them in your offer. Your agent will also ensure exclusions are clearly documented to avoid disputes.
Conditions are clauses that allow you to back out of the deal if certain requirements are not met. The most common conditions are financing approval, a satisfactory home inspection, and the sale of your current property. Conditions protect you, but they also make your offer less attractive to sellers — because the deal is not guaranteed until conditions are waived. We will cover conditions in detail in the next section.
A deposit demonstrates your good faith commitment to the purchase. In the Niagara Region, deposits typically range from $5,000 to $20,000 depending on the purchase price — roughly 1-5% of the offer. The deposit is held in the listing brokerage's trust account and is applied toward your purchase price at closing. If your offer includes conditions and they are not satisfied, your deposit is returned to you in full.
A larger deposit signals seriousness and financial readiness, which can give your offer an edge in competitive situations.
Sellers rarely accept a first offer exactly as written. A sign-back is the seller's counter-proposal — they might adjust the price, change the closing date, or modify conditions. When a sign-back is issued, it includes an irrevocable period (typically 24 to 48 hours) during which the terms are locked and you can consider them without pressure from competing offers. Your agent will help you evaluate each sign-back and decide whether to accept, counter again, or walk away.
When a property receives more than one offer simultaneously, the listing agent notifies all buyers' agents that a multiple-offer situation exists. In this scenario, you typically get one chance to submit your best offer. This is not the time for lowball strategies or hoping to negotiate later.
Your RE/MAX Garden City agent's experience in multiple-offer situations is invaluable here. They will help you craft an offer that is competitive without overextending your budget, and advise on strategic elements — like a clean offer with fewer conditions, a flexible closing date, or a larger deposit — that can set you apart from other buyers.
The most important thing to remember: submitting an offer should feel empowering, not intimidating. With the right agent by your side, you will approach every negotiation with confidence and clarity.