Submitting an Offer and What to Expect in the Westchester County Home Buying Process

Once you’ve identified a home you’re excited to move forward with whether in Chappaqua, Armonk, Scarsdale, Briarcliff Manor, or Pleasantville the next step is submitting a strong, well-structured offer. In Westchester County’s competitive market, understanding each phase of the process is key to protecting your interests while remaining attractive to sellers.

Submit the Offer

Your offer is more than just a price, it’s a full set of terms that signal seriousness and preparedness. A complete offer typically includes:

• Offer Price
  Determined by market conditions, comparable sales, and current sales volume in the specific town or neighborhood.

• Closing Timeline
  Most closings occur on or about 30, 45, or 60 days. If you are financing, contracts typically allow the closing date to be extended by up to 30 days without penalty, meaning a “30-day closing” often functions as a 60-day window.

• Down Payment and Deposit
  The total down payment, as well as the contract deposit due at signing, is clearly outlined upfront.

• Contingencies
  Common contingencies include mortgage financing, inspections, and confirmation that there are no open permits or certificates of occupancy, and that all spaces are legally recognized.

• Supporting Documents and Special Terms
  Your offer should include a mortgage pre-approval letter and disclose any additional terms the seller should know, such as furniture or fixtures included in the purchase.

Inspections

Once your offer is accepted, the inspection phase begins. I always recommend, at a minimum, a comprehensive engineering home inspection. Depending on the property, additional inspections may include:

• Radon

• Termite

• Lead in water

• Septic system

• Well water

• Pool

The inspection is typically the first out-of-pocket expense in the buying process. After reviewing the inspection reports, we will discuss any material concerns. In a competitive Westchester County real estate market, it’s best to focus negotiations on significant structural, safety, or health-related issues, rather than minor cosmetic items.

Contract Review

Once inspection-related terms are resolved, the seller’s attorney will draft the contract and forward it to your attorney for review. Having a seasoned real estate attorney who understands local housing stock, especially the differences between single-family homes, condos, and co-ops  is critical at this stage.

Contract Signing and Deposit

After all terms are finalized:

• The buyer signs the contract and submits the deposit

• The seller countersigns

• The transaction is officially in contract

At this point, the home is secured for you as the buyer unless a contingency is triggered. Prior to contract signing, it is standard practice for the property to continue being shown, one reason it’s essential to have an experienced team that can move efficiently and strategically.

Between Contract and Closing

From contract signing through closing, your attorney and lender will work behind the scenes to:

• Secure your mortgage commitment

• Complete title and lien searches

• Resolve any outstanding contractual items

This phase is largely administrative but crucial to a smooth closing.

Final Walkthrough and Closing Day

Within 24 hours of closing (often the morning of) you’ll complete a final walkthrough of the property to confirm:

• The home is in the same condition as when it went into contract

• Any agreed-upon repairs or inclusions have been completed

Once everything is confirmed, you’ll head to the closing table and receive the keys to your new home.

Buying a home in Westchester County is a major milestone, and having a clear understanding of the process, from offer to closing creates confidence at every step. With the right preparation, guidance, and market insight, the experience can be both seamless and rewarding.