The 7 Variables That (Typically) Matter Most in Massachusetts Real Estate

In a competitive real estate market like Greater Boston and the North Shore, the strongest offer doesn’t always come down to price.

In fact, when I sit down with buyers to write an Offer to Purchase, we walk through seven key levers that can make or break your offer—regardless of the list price. Whether you're a first-time buyer in Andover or moving up to a dream home in North Andover, knowing how to “tune” these variables to fit the situation is one of the most important tools in your real estate toolkit. ✅

Let’s break them down ⬇️

1. 💰 Offer Price: It’s Not Just About the Number

Yes, price matters—but it’s not the only thing.

• In a hot market, sellers expect strong numbers, but they also look at how solid that number is.
  
  
• Offering above asking? That’s great—just make sure the rest of your terms don’t spook the seller.
  
  
• In slower markets, sometimes the structure of your offer matters more than a few thousand dollars.
  
  

Pro tip: If the home is priced well and has multiple offers, an escalation clause (we’ll cover that in another post!) can help you stay competitive without overpaying.

2. 📅 Closing Date: Timing Can Seal the Deal

Sellers often have a preferred timeline—maybe they’re already under agreement on their next home, or need time to find one.

Flexibility here can set you apart:

• If they need a quick close and you’re ready? ✅ Major win.
  
  
• If they need more time and you’re not in a rush? ✅ Also a win.
  
  

Sometimes, matching the seller's ideal close date is more valuable to them than a few thousand dollars in price.

3. 📆 Offer Milestone Dates: Don’t Overlook the Little Things

Each Offer to Purchase in Massachusetts includes key dates:

• Inspection deadline
  
  
• Mortgage commitment date
  
  
• Purchase & sale execution
  
  

Being thoughtful and realistic with these shows you're well-prepared and working with a team (👋) that knows what they’re doing.

The faster you can responsibly meet these dates, the stronger your offer appears. Just be careful not to promise what you can't confidently deliver.

4. 🏦 Down Payment Amount: Strength + Stability

Your down payment is different from your deposit (we’ll get to that next).

• A larger down payment tells sellers you’re financially strong and less likely to have loan issues.
  
  
• It can also make appraisal gaps less risky for them.
  
  

For example, putting 20% or more down can often give your offer a leg up over similar-priced offers with minimum down.

5. 💸 Deposit (Earnest Money): Skin in the Game

This is the money you put up with the offer (initial deposit) and again at P&S (second deposit). It sits in escrow until closing.

• A higher deposit = a more serious buyer.
  
  
• It tells the seller you’re less likely to walk away casually.
  
  

In Massachusetts, total deposits typically land around 3-5% of the purchase price, but going higher can give your offer extra weight—especially if you’re competing.

6. 🔍 Home Inspection Contingency: Flexibility is Power

This is one of the most emotional parts of any offer—because sellers worry about buyers “nickel-and-diming” them after an inspection.

You have options here:

• Waive inspection (risky—but sometimes done for newer homes or with pre-inspections).
  
  
• Do a “for informational purposes only” inspection (you reserve the right to walk, but won’t renegotiate).
  
  
• Cap your repair requests to a specific dollar amount.
  
  

Every situation is different, but showing you’re not going to overreact to minor findings can calm seller nerves big time.

7. 🏦 Mortgage Contingency: The Safety Net Sellers Care About

This is your exit clause if financing falls through—but it’s also a red flag for some sellers.

A few ways to strengthen this part of your offer:

• Get full underwriting approval before writing.
  
  
• Shorten the timeline for the mortgage commitment.
  
  
• Consider waiving the contingency only if you’re fully approved and comfortable with the risk (this is not for everyone!).
  
  

If you can close without a loan at all? You’re instantly at the top of the pile in most scenarios.

✍️ Bonus: The “Additional Terms” Section (A Hidden Deal Maker)

At the end of the Offer to Purchase, there’s a blank section called "Additional Terms."

This is where we can get creative—and it’s often where deals are won or lost.

From rent-backs to appliance inclusions, and everything in between, what we write here can ease seller concerns, solve logistical problems, or sweeten the deal without spending more money.

👉 I’ll be breaking down how to use that box wisely in a future blog post—so stay tuned!

Final Thought: The Best Offers Are Balanced

No two homes—and no two sellers—are the same. The art of crafting a strong offer isn’t about maxing out every variable… it’s about knowing which ones matter most in that moment.

That’s where a strategic, thoughtful, and locally experienced agent (hey, that’s me 👋) comes in.

If you’re planning to buy this year and want to build offers that win without overpaying, let’s talk strategy. We’ll go over all the variables, and I’ll help you tailor your offer to stand out—while still protecting your best interests every step of the way.