Real Estate Purchase Offer Letter
Written offer to purchase residential real property — sets price, contingencies, financing, closing date, and earnest money. State-aware (CA/TX/FL/NY).
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REAL ESTATE PURCHASE OFFER
Date of offer: May 11, 2026
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1. PARTIES
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BUYER: Jordan Alex Taylor and Miguel Angel Garcia
482 Elm Street, Apt 3B, Portland, OR 97214
SELLER: Eleanor Margaret Hayes (as reflected on title)
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2. PROPERTY
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Address: 4112 SE Hawthorne Blvd, Portland, OR 97214
APN / parcel: R-285-2294-118
State: Oregon
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3. PURCHASE PRICE AND TERMS
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Total purchase price: $685,000.00
Earnest money deposit (with offer): $20,000.00
Held by: Pacific Title & Escrow, Portland, OR
Down payment (cash to close): $137,000.00
Loan amount: $548,000.00
Financing type: Conventional 30-year fixed
Earnest money is refundable if Buyer terminates during a contingency
period. After contingency expiration without termination, earnest
money is at risk under the contract terms.
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4. CONTINGENCIES (FROM ACCEPTANCE)
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(a) Inspection contingency: 10 days. Buyer may obtain
professional inspection(s); right to terminate or request
repairs/credits.
(b) Financing contingency: 21 days. Buyer to deliver loan
pre-approval and apply within 5 days; commitment letter by Day
21.
(c) Appraisal contingency: 21 days. If appraisal is below
purchase price, Buyer may request re-negotiation or terminate.
(d) Title contingency: 14 days. Title commitment to be
delivered within 7 days; Buyer may object to title defects.
(e) Property condition disclosure (state-required form): Seller to
deliver within 5 days of acceptance.
(f) HOA documents (if applicable): Seller to deliver CC&Rs, financial
statements, board minutes (12 months), and reserve study within
7 days of acceptance.
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5. INCLUDED / EXCLUDED PERSONAL PROPERTY
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INCLUDED in the sale:
All built-in appliances (range, oven, dishwasher, microwave, garbage disposal); refrigerator currently in kitchen; washer and dryer; window treatments and rods currently installed; ceiling fans; bathroom mirrors; built-in shelving; existing fireplace tools; storage shed and contents related to property maintenance.
EXCLUDED from the sale:
Free-standing dining-room chandelier (Seller heirloom — to be replaced with builder-grade fixture before closing); workshop tools and personal items in garage; potted plants on deck.
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6. SELLER CONCESSIONS
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$8,000 toward Buyer closing costs; rate buydown permitted within concession amount.
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7. CLOSING
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Proposed closing date: July 15, 2026
Possession to Buyer: Closing date at funding, unless seller
possession-after-closing addendum executed
(rent at $___/day, max 3 days).
Title insurance: Standard owner's policy, paid per state
convention (CA: split; TX: seller; FL:
split; NY: buyer; OR: per local custom).
Closing costs: Customary to property state; see Section 6
for seller concessions.
Closing agent: Pacific Title & Escrow, Portland, OR
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8. STATE-SPECIFIC PROVISIONS
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CALIFORNIA: This Offer is subject to the California Residential
Purchase Agreement (RPA-CA, current C.A.R. form) once accepted.
Statutory disclosures include Transfer Disclosure Statement (Civil
Code §1102 et seq.), Natural Hazard Disclosure Statement (NHD,
§1103), Mello-Roos / 1915 Act bond disclosures (§1102.6b), Prop. 19
parent-child reassessment notice as applicable.
TEXAS: Sale governed by TREC One to Four Family Residential Contract
(Resale) — TREC No. 20-17 or current. Required disclosures:
Seller's Disclosure of Property Condition (Tex. Prop. Code §5.008);
homestead status; deed restrictions; pending HOA assessments.
FLORIDA: Required disclosures: Property Disclosure (Fla. Stat.
§689.25, Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)); HOA
disclosure summary if applicable (§720.401); Coastal Construction
Control Line; insurance disclosure for properties in flood zones.
NEW YORK: Sale governed by NYS Bar Association / Residential Real
Estate Brokers form. Statutory disclosures: Property Condition
Disclosure (Real Property Law §462, with $500 credit option).
Mortgage tax in effect (§253). New York is an "attorney state" —
attorney representation customary on both sides; not legally
required but strongly recommended.
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9. EXPIRATION OF OFFER
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This Offer expires at: 2026-05-12 at 5:00 PM Pacific time.
If not accepted in writing by that time, this Offer is withdrawn
without obligation. Acceptance must be communicated by email, fax,
or in-person delivery of a signed copy. If Seller delivers a
counter-offer, this Offer is deemed rejected.
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10. AGENCY DISCLOSURE
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Buyer's agent: Casey Brooks, Cascade Realty Group, Lic. OR 201234
Seller's agent: Aisha Williams, Westside Properties, Lic. OR 198765
Each party acknowledges receipt of agency-relationship disclosure as
required by state law. Brokers are not parties to this contract; the
contract is between Buyer and Seller.
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11. DEFAULT AND REMEDIES
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If Buyer defaults: Seller's sole remedy is retention of earnest money
as liquidated damages, except where state law preserves other
remedies. (CA Civil Code §1675; TX customary; FL §475 et seq.; NY
common law.)
If Seller defaults: Buyer may seek specific performance (compelling
sale) and/or money damages. Earnest money is returned to Buyer.
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12. SIGNATURES
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_____________________________________ May 11, 2026
Buyer signature Date
Printed name: Jordan Alex Taylor and Miguel Angel Garcia
[For Seller acceptance / counter / rejection on a separate page or
this page below]
☐ ACCEPTED — Seller agrees to terms above.
☐ COUNTER-OFFERED — see attached Counter Offer.
☐ REJECTED.
_____________________________________ ___________________
Seller signature Date
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THIS OFFER IS A LEGALLY BINDING CONTRACT WHEN SIGNED BY BOTH PARTIES.
CONSULT A LICENSED REAL ESTATE ATTORNEY BEFORE SIGNING.
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About this template
A Real Estate Purchase Offer Letter is the document that initiates a residential real estate transaction. The offer becomes a binding purchase contract when accepted by the seller without modification. Most residential transactions in the United States use a state-specific standard form (California Association of Realtors RPA-CA; Texas Real Estate Commission TREC No. 20-17; Florida Realtors/Florida Bar FAR-BAR contract; New York various forms) that has been honed over decades to address common issues. A standalone "offer letter" is most appropriate for transactions where parties want flexibility (FSBO, off-market, distressed properties, investor-to-investor) or as a precursor to a formal purchase agreement. The offer letter must address: (1) Identification — buyer, seller (as reflected on title — important to verify against the deed of record because trusts, estates, and entities often hold title), property (legal description, APN, address). (2) Price and financing — total purchase price, earnest money, down payment, loan amount, financing type. Cash offers have no financing contingency and are stronger; financed offers must specify financing type (conventional, FHA, VA, USDA, jumbo) because each has different appraisal and inspection rules. (3) Contingencies — the legal exits the buyer has during the contract period. Standard contingencies: (a) inspection (typically 10-15 days; buyer can terminate or request repairs/credits); (b) financing (typically 21-30 days; if loan is denied or conditions can't be met, buyer can terminate); (c) appraisal (if property doesn't appraise at purchase price, buyer can renegotiate or terminate); (d) title (typically 10-14 days to review title commitment and object to defects); (e) HOA document review (if HOA exists); (f) sale of buyer's current home (used by some buyers; weakens the offer significantly). Contingencies are the buyer's primary protection. Aggressive buyers in seller-favorable markets sometimes waive contingencies (an "as-is, no-contingencies" offer), which gives them a competitive edge but eliminates legal exits. (4) Closing date and possession — closing date is when title transfers; possession typically transfers at closing but can be deferred (rent-back) or accelerated. (5) Included/excluded items — what stays with the property (built-in appliances, fixtures) vs. goes with the seller (free-standing furniture, personal property). Disputes over chandeliers, washers/dryers, refrigerators, and built-in audio/video are common; specifying clearly avoids problems. (6) Earnest money — the buyer's good-faith deposit, typically 1-3% of purchase price. Held by an escrow agent or title company, not by the seller. Refundable to buyer during contingency periods; at risk after. (7) Seller concessions — closing costs paid by the seller on behalf of the buyer. Conventional loans cap concessions (typically 3-9% based on down payment); FHA caps at 6%; VA at 4%; USDA varies. Concessions can be used for closing costs, rate buydowns, or escrows. (8) Title insurance — owner's policy and lender's policy. Who pays varies by state convention: California typically split; Texas seller pays owner's policy; Florida split; New York buyer pays. (9) Default and remedies — earnest money as liquidated damages for buyer default is standard; seller default typically allows specific performance. State law modifies these defaults: California Civil Code §1675 limits liquidated damages to 3% of purchase price for owner-occupied residential. (10) Statutory disclosures — every state has mandatory disclosures from seller. Failure to deliver triggers buyer rescission rights and potential damages. The most important state variations: California — Transfer Disclosure Statement (Civil Code §1102 et seq.), Natural Hazard Disclosure (§1103), Mello-Roos / 1915 Act bond disclosures (§1102.6b), Megan's Law database notice, Prop. 19 reassessment for inherited property, lead-based paint (federal), C.A.R. RPA-CA standard form. Texas — Seller's Disclosure of Property Condition (Tex. Prop. Code §5.008), homestead designation, deed restrictions, pending HOA assessments, TREC No. 20-17 standard form. Florida — Property Disclosure (Fla. Stat. §689.25 codifying Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), which held that sellers have a common-law duty to disclose facts materially affecting value not readily observable; HOA disclosure summary if applicable (§720.401); coastal construction line and flood disclosure for coastal/flood-zone properties; FAR-BAR standard form. New York — Property Condition Disclosure (Real Property Law §462, with $500 credit option in lieu of disclosure — many sellers credit and avoid disclosure exposure); mortgage tax (§253); attorney representation customary on both sides; NYS Bar/REBNY forms. The offer should always be reviewed by a real estate attorney in jurisdictions where attorney representation is customary (NY, NJ, MA, CT, IL, GA, others) before signing. Even where attorney review is not required, buyers and sellers should understand that a signed purchase contract is legally binding and worth tens or hundreds of thousands of dollars.
When to use it
- Making a written offer to purchase residential real property.
- Off-market or for-sale-by-owner (FSBO) transactions.
- Investor-to-investor transactions where parties want flexible terms.
- Distressed property purchases where standard MLS forms may not apply.
- As a precursor to formal state-standard purchase agreement execution.
What to include
- Buyer and seller identification (seller as reflected on title).
- Property identification with full address, APN, and legal description.
- Total purchase price.
- Earnest money amount and holder.
- Down payment and financing type.
- Closing date.
- Inspection, financing, appraisal, and title contingency periods.
- HOA document review contingency if applicable.
- Included and excluded personal property.
- Seller concessions (with conventional/FHA/VA caps).
- Title insurance allocation per state custom.
- State-required statutory disclosures (CA, TX, FL, NY, others).
- Default and remedies (liquidated damages and specific performance).
- Offer expiration date and time.
- Agency disclosure.
- Signatures.