Step 9: Submitting An Offer

Watch us walk you through Step 9 — submitting an offer — in our 30-part Hawaii Home Buying Guide.

More in this series: Full 30-Step Playlist All Steps

Inside Hawaii's Purchase Contract

Submitting an offer in Hawaii means executing the Hawaii Association of Realtors Purchase Contract — a comprehensive document that governs the entire transaction from acceptance through recordation. Understanding its structure before you're in the moment helps you make better decisions under time pressure.

Price is what gets a seller's attention. But offer terms are often what determine acceptance — especially when multiple offers are in play. Sellers evaluate the full picture: deposit size, timelines, contingencies, and what kind of buyer is on the other side of the contract.

The Elements That Make an Offer Competitive

Beyond the purchase price, these components shape how your offer is perceived and received:

  1. 1Earnest money deposit — A larger initial deposit demonstrates financial commitment and reduces the seller's perceived risk. It's held in escrow and applied toward your closing costs at the end.
  2. 2Inspection and due diligence period — Your window to investigate the property thoroughly. It can be shortened to make your offer more attractive in competitive situations, but never so compressed that you can't do your due diligence properly. Know the minimum you actually need.
  3. 3Financing contingency — Protects your deposit if financing falls through for legitimate reasons. Never waive this without fully understanding the risk you're accepting.
  4. 4Closing timeline alignment — Proposing a closing date that works for the seller — whether they need to close quickly or want more time — can differentiate your offer without costing you anything financially.
  5. 5A tailored pre-approval letter — Your lender should issue a letter specific to your offer amount. Never submit a letter showing a higher qualification than your offer requires — it signals negotiating room you'd prefer not to reveal.

If your offer isn't selected, ask your agent about backup position. Hawaii transactions fall out of contract more often than buyers realize, and holding backup position costs you nothing while keeping your opportunity alive.