Real Estate by Debbie Reynolds: What Does Making a Good Clean Offer Really Mean?

What Does Making a Good Clean Offer Really Mean?

A Clean Offer Can Mean Many Different Things

Blues on paint chartI hear agents tell buyers that they have to make a good clean offer if they hope to get the house that they want. Then the agents don't go on to explain to the buyer what a clean offers means.


There are so many terms we use in the real estate business and a clean offer is one of them. We agents shouldn't assume that buyers or sellers know what this means but offer an explanation based on the current market conditions.


What is is a good, clean offer? It is an offer that has a strong price, a strong financial buyer with few or better yet no conditions that could bounce the contract out of the pending status.



In hot real estate markets buyers are making above list price offers without making them contingent on appraisal value or home inspections. The buyers are encouraged to do this by their agents so that their offer will win out. It is all relative and depends on the local market. That is what is happening in extreme sellers markets.



Clarksville TN is more of a buyer's market. A clean offer means the buyer has been pre-qualified by an reputable lender and is not pushing the top of the envelope on what he qualifies for. It also means the offer price is near or at full price and the buyer is not asking for all of the closing costs to be paid by the seller. The buyer is also not asking for a lot of thrown-in items and conditions like carpet replacement, washer and dryer, home warranty and other such things that the seller wasn't offering in the first place.


Consult with your real estate agent before making an offer and really listen to the advice the agent gives you about what is happening in your market area. A clean offer can be as varied from region to region as the number of blues on a painter's color chart.

In Clarksville TN for real estate information contact Clarksville TN Real Estate Agent, Debbie Reynolds, 931-320-6730.


 Centruy 21 Platinum Properties2130 Wilma Rudolph Blvd.

Clarksville, TN 37040

When you need Real Estate services in Clarksville TN

                  it would be my pleasure to assist you!                             

Debbie Reynolds
"The Real Debbie Reynolds"

Check out all Clarksville TN Real Estate on My Website

931-771-9070 Office | 931-320-6730 Cell

Clarksville TN Homes 


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Comment balloon 16 commentsDebbie Reynolds • July 08 2015 05:52AM


Full price, cash and non-contingent, with a flexible closing date, would be many agents' definition of the ultimate strong offer.

Posted by Eric Kodner, CRS, Madeline Island Realty, LaPointe, WI 54850 - (Madeline Island Realty) almost 3 years ago

The cleaner the offer, the better the chances of getting the property.  Well said Debbie.

Posted by Roger D. Mucci, Lets shake things up at your home today! (Shaken...with a Twist 216.633.2092) almost 3 years ago

Good morning Debbie Reynolds ,

I'm presenting 2 offers this morning and one offer is as clean as it gets and the other is not filled our correctly and far from clean..hummm I wonder which one my seller will accept?

Posted by Dorie Dillard CRS GRI ABR, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.750.6899) almost 3 years ago

Hi Debbie Reynolds This is a real dilemma. It is our fiduciary duty to protect our client, but sometimes that needs to be tempered with getting the offer accepted. Hard choices need to be made.

Bill Roberts

Posted by Bill Roberts, "Baby Boomer" Retirement Planner (Brooks and Dunphy Real Estate) almost 3 years ago

Debbie, many offers around here are requiring thousands over appraised value and up to 60 day FREE rent back for the seller.

Posted by Joan Cox, Denver Real Estate - Selling One Home at a Time (House to Home, Inc. - Denver Real Estate - 720-231-6373) almost 3 years ago

Debbie Reynolds  Very good explaination of a clean deal /offer

Posted by Hannah Williams, Expertise NE Philadelphia & Bucks 215-953-8818 (Re/Max Eastern inc.) almost 3 years ago

I agree with Hannha...a great explanation by a great realtor!

Posted by Kristin Johnston - REALTOR®, Giving Back With Each Home Sold! (RE/MAX Realty Center ) almost 3 years ago

What do you mean if it is contingent on my Aunt Betty seeing the home it is not a clean offer Debbie Reynolds ? True story and you will love my blog on it, just waiting for the negotiation to wrap up first

Posted by Scott Godzyk, One of Manchester NH's Leading Agents (Godzyk Real Estate Services) almost 3 years ago

Debbie, it also means that you have as few contingencies as possible to shift risk from the seller to the buyer, and this is where things can get dangerous, especially in a multiple offer situations.

Posted by Patricia Kennedy, Home in the Capital (RLAH Real Estate) almost 3 years ago

This is very good information to share with prospective home buyers. 

Posted by Roy Kelley (Realty Group Referrals) almost 3 years ago

Applauding your explanation including the terminology of "reputable lender", Debbie Reynolds ... as we know, all "lenders are not created equal".  WHO you work with (lender and agent) makes a real and valued difference to how "clean" your offer truly is ...



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Posted by Gene Mundt, IL/WI Mortgage Originator - FHA/VA/Conv/Jumbo/Portfolio/Refi, 708.921.6331 - 40+ yrs experience (NMLS #216987, IL Lic. 031.0006220, WI Licensed. APMC NMLS #175656) almost 3 years ago

Great post you are right we need to take the time to explain to our Buyer's and educate them; especially, in today's market. Thanks for sharing I hope you have a great weekend.

Posted by Pat Champion, Call the "CHAMPION" for all your real estate needs (Coldwell Banker Camelot Realty) almost 3 years ago

Excellent points Debbie. I aways try to convince my buyer clients to keep their offers as simple as possible.

Posted by Noah Seidenberg, Chicagoland and Suburbs (800) 858-7917 (Coldwell Banker) almost 3 years ago

Debbie we are still in a Buyers Market here in Ct., and offers are anything but clean.  But I am sure as we move into a Sellers Market, clean offers will become the norm.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) almost 3 years ago

Hi Debbie. A clean offer doesn't ask the seller to do anything extra.  I once had two identical offers to present to a seller, but one asked to have a dead tree removed from the back yard.  "This person is going to be picky," said the seller.  He took the other offer.


Posted by Dianne Goode, Realtor/Broker (Raleigh Cary Realty) almost 3 years ago

We closed on a condo in Jupiter Florida in January with cash, no repairs, subject to inspections with a quick close and we closed. It is hard to get cleaner than that.

Posted by Joe Pryor, REALTOR® - Oklahoma Investment Properties (The Virtual Real Estate Team) almost 3 years ago