Purchase · 5 min read
How much earnest money do I need to put down with my offer?
November 6, 2026 · Written by Bill Egan, NMLS 7342
Short answer
Most sellers in our market expect one to three percent of the purchase price as earnest money. That is the deposit you put down to show you are serious about buying the house. The exact amount is negotiated in the purchase contract. We help you decide a number that is strong enough for the seller without tying up more of your cash than you need.
01
Why this comes up
You are writing an offer and the agent asks how much earnest money to include. You want the offer to look strong, but you do not want to risk more cash than necessary if the deal falls through.
02
Where this goes wrong
A buyer puts up a very small deposit and the seller picks another offer. Or the buyer puts up a large deposit and later cancels without a valid contingency, so the money is at risk.
03
What we do about it
We look at the local market, the price of the house, and your cash reserves. Then we suggest an amount that matches what similar offers are using so your contract stays competitive.
04
How to get ready
Know how much cash you have available after your down payment and closing costs. Talk with your real estate agent about recent offers on similar homes before you write the contract.