Amanda Long and Renee Long have submitted a purchase offer on your property. Here's everything you need to know, laid out simply — what they're offering, what it costs you, and what happens next.
The offer says $260,000. But three separate 3% items come off that number before anything else is paid. Before you compare this to any other figure in your head, look at what's actually left.
This is straight contract math, not an estimate. Between the concession and the two commissions, 9% of the sale price — $23,400 — comes off the top. On top of that you'll still pay an owner's title policy, half the escrow fee, the buyer's appraisal fee, and prorated property taxes, and any remaining mortgage is paid off from what's left. See Your Costs below. AmeriTitle will produce the exact settlement figures before closing.
This is a financed offer, not cash. Here is where every dollar of the $260,000 comes from.
A conventional 30-year fixed mortgage at an interest rate not to exceed 7%. The buyers have already applied — they aren't starting from scratch. Their lender must send you written approval within 10 business days of acceptance.
Their own money, wired or delivered as certified funds at closing. Combined with the earnest money, they're putting $15,000 down — about 5.8%. That's a low-down-payment conventional loan, which matters for the appraisal (see below).
A cashier's check held by the closing company, due within 10 business days of acceptance. It's credited toward their purchase at closing. If they walk away without a contract right to do so, this is what you'd be entitled to claim.
Idaho Falls office. They hold the earnest money, run title, and handle settlement. Both sides split the closing escrow fee evenly; you provide the standard owner's title policy.
Dates below assume you accept on the deadline, Wednesday, September 9. Every date shifts if you counter and they accept later. In Idaho, "business days" means Monday–Friday, excluding state holidays.
This is a hard deadline written into the contract. If you haven't accepted, countered, or rejected by 2:00 PM on September 9, the offer is no longer on the table — though the buyers can still choose to honor a late acceptance if they initial for it.
You're responsible for making sure power, water, and gas are on for the inspection — everything except phone, cable, and internet. You also have to give access to the panel, attic, HVAC, and crawlspace.
You furnish the preliminary title commitment and any CC&Rs. The buyers then have 2 business days to object in writing to anything they find. If they object, you get 2 business days to fix it — or the contract ends and their earnest money goes back.
The buyers complete their inspection and must give you written notice of anything they want addressed — or written notice that they're terminating. If they send a repair request, you have 3 business days to respond in writing. You can agree, agree in part, or decline entirely. Staying silent counts as declining.
Two things land the same day: their lender's written confirmation of credit, income, debt ratios, and funds — and the $1,000 earnest money check at AmeriTitle. If the loan confirmation doesn't arrive, you have 3 business days to cancel the contract if you want to.
Seven calendar days before closing, every remaining condition has to be satisfied, removed, or waived. After this date the buyers' earnest money becomes non-refundable, and the deal is essentially locked.
Documents record at AmeriTitle in Idaho Falls, your proceeds are released, and the buyers get possession and keys at closing — no leaseback, no delay. Taxes, water assessments, and utilities are prorated as of that day. About seven weeks from acceptance.
Anything physically attached to the house is included by default. The contract then names a few extras specifically.
All your personal belongings, furniture, and anything not physically attached to the home stays yours.
One catch worth knowing: the contract requires the property to be empty and free of debris at closing. Anything you leave behind legally becomes the buyers' to keep or throw out — and they can bill you for hauling it off. Plan the cleanout.
A contingency is a condition the buyers have to be satisfied with before they're locked in. Until each one clears, they can generally walk away and take their earnest money with them. Here's what's on this contract.
The sale depends on the buyers getting their $245,000 conventional loan. They've already applied, which is meaningfully better than a buyer who hasn't. Their lender's written approval is due to you within 10 business days.
If they genuinely can't get the loan after a good-faith effort, the contract ends and their earnest money is returned.
The buyers have elected to inspect, and they get a full two weeks to do it. They can inspect anything: structure, systems, roof, neighborhood, zoning, schools. No separate well, septic, or survey inspections were reserved.
If they send a repair request, you are not obligated to fix anything. You have 3 business days to respond however you like. If you decline, they then choose: negotiate, proceed anyway, or terminate and get their money back.
Their lender will order an appraisal. If the home appraises for less than $260,000, the buyers can take their earnest money and leave — unless you agree to drop the price to the appraised value.
With only $15,000 down (5.8%), these buyers have almost no spare cash to bridge a gap between the appraised value and the price. On a stronger-down-payment offer, a low appraisal is often survivable. Here, it likely turns into a price reduction or a dead deal. This is the single biggest risk in the offer.
The buyers get to review the title commitment and any CC&Rs and object in writing within 2 business days. If they object to a title condition, you can choose to fix it or let the contract end.
This offer is not contingent on the buyers selling, refinancing, or closing another property. That's one of the most common ways a deal dies, and it isn't here.
The property is classified as pre-1978 "target housing," which normally gives buyers a testing window and an exit. These buyers waived that right. One fewer way out for them, and one fewer surprise for you.
They confirmed they already received your Seller's Property Condition Disclosure before signing. Their three-business-day statutory right to rescind runs from the date you accept — not from some later delivery.
Every item below is written into the contract as a seller expense. Dollar amounts marked as estimates will be finalized by AmeriTitle on your settlement statement.
3% of the purchase price, credited back to the buyers at closing. Note the wording: it can go toward lender fees and closing costs, or any other expense at the buyers' discretion. This is the most negotiable line on the page.
3% of the final sales price to Keller Williams Realty East ID. Broker compensation is not set by law and is fully negotiable.
3% to Real Estate Two70 under your listing agreement — the same rate as the buyer's side. Set by that agreement, not by this contract, so it doesn't change if you counter the price.
Standard coverage owner's policy for the buyers, in the amount of the purchase price. Customary for the seller in Idaho.
Split evenly with the buyers — this is the standard arrangement and nothing to push back on.
Unusual. The appraisal is ordered by and for the buyers' lender, and buyers normally pay it. This contract checks the box moving it to you. Easy thing to hand back in a counter.
Lender-required repairs are capped at $0.00 — you owe nothing there. Well testing, septic inspection and pumping, survey, water rights transfer fees, and extended lender's title coverage are all marked N/A or assigned to the buyers.
The buyers intend to live in the home themselves. Owner-occupants are generally more motivated to close than investors.
Keys change hands the day it records. If you need days after closing to move, that has to be countered in — it isn't in this offer.
Neither side is doing a tax-deferred exchange, so there's no extra timing pressure from that direction.
As written, the buyers could transfer this contract to someone else. Worth restricting if you want certainty about who actually ends up buying.
Real Estate Two70 represents you. Keller Williams Realty East ID represents the buyers. Two separate brokerages, each on one side.
One after any agreed repairs, one within 3 business days of closing. Neither is a contingency — they can't cancel over what they see.
All three are on the table until 2:00 PM on Wednesday, September 9. Doing nothing lets the offer expire on its own.
You sign as written. The contract becomes binding the moment your acceptance is delivered, and every deadline on the timeline above starts running.
You'd be agreeing to $260,000 with $23,400 in concession and commissions coming off the top — an effective $236,600 before title, escrow, taxes, and any mortgage payoff.
You send back a counter offer changing whatever you want — price, the concession, who pays the appraisal, the earnest money, the dates. The original offer is then void, and the buyers can accept, counter back, or walk.
This is the normal, expected move. Countering does not offend anyone, and these buyers have already invested time and a loan application.
You decline and the offer is dead. Their earnest money never gets deposited, nothing is owed by either side, and the property stays actively on the market.
You can always reject and stay open to a future offer from the same buyers — but you lose this one, and there's no obligation for them to come back.
These are ranked by how much they're worth to you against how likely the buyers are to say yes. You don't have to ask for all five — but the first two are where the real money is, and the first one is worth more than the other four combined.
Of the three 3% items above, this is the only one you can still change — both commissions are fixed by agreements already signed. As written, $7,800 comes off your proceeds and the buyers may spend it on anything they like; it isn't restricted to closing costs. Cutting it to 1.5% puts $3,900 back in your pocket, removing it entirely puts back $7,800. A middle path: keep the concession but raise the price to cover it, so their monthly payment absorbs the cost instead of your proceeds.
The appraisal is ordered by their lender, for their loan, to protect their financing. The contract quietly checks the seller box. Buyers almost always pay this, and asking for it back is a low-friction correction rather than a real negotiation.
$1,000 on a $260,000 purchase is under half a percent — thin. And the contract gives them 10 business days to deliver it, meaning they could tie up your property for two full weeks having risked nothing at all. Ask for $2,600 (1%) delivered within 3 business days. It costs them nothing if they close, and it tells you how serious they are.
They asked for 10; the Idaho form's own default is 5. Every extra day is a day your property is off the market with an easy exit still open to them. Seven is a fair meet-in-the-middle that still gives a real inspection window.
As written, these buyers could hand the contract to someone else entirely. One checkbox change means the people who signed are the people who close. Costs them nothing if they're genuine owner-occupants, which they've stated they are.
Before you counter aggressively, weigh what this offer already gives you: no home-sale contingency, a buyer who has already applied for financing, an owner-occupant who wants to live there, a waived lead paint inspection, and a seven-week close. Those are real strengths, and a counter risks them.
The realistic view: the appraisal is the fragile part of this deal, not the buyers' motivation. Countering on money and dates is low-risk. Countering hard enough to lose them means starting over with a new buyer who may bring the same appraisal problem.
Accept, counter, or reject — let's talk it through before the 2:00 PM Wednesday deadline. Nothing gets signed or sent without your say-so, and a counter can be drafted and delivered the same day.
📞 Call Rick — (208) 360-4688