How it works
Pick any home for sale
Open a home on this site and tap “Offer Simulator.” It starts with what we know: when it was listed, the original price and its price history.
Build your practice offer
Price, how you'd pay, down payment, your rate, closing costs, due diligence fee, earnest money and timing. You type every number yourself. Tap the ⓘ hints any time to read, or hear Buddy explain, how each one works, with the public source behind it.
Submit it to the simulator, not the seller
Tap “Submit to simulator (not the seller).” Nothing goes to the seller or the listing agent, and the simulator never answers for them.
See how strong it is
The simulator reads your offer against real area data: what similar homes sold for, how long they took, and the published rules for loans, fees and deposits. It shows what would make it stronger.
Practice again, or make it real
Try a different approach as many times as you like. No risk of crashing. When you're ready, we'll follow up to go over agency, the disclosures and the documents before anything goes to a seller.
Just know
This is an AI simulation for learning. It is not the seller, not a prediction of what a seller will take, and not legal or lending advice. Nobody knows what a seller will accept until a real offer to purchase is submitted, which we or an agent of your choice can do on your behalf. For a real rate, talk with a mortgage lender.
In North Carolina, agents give you the “Working with Real Estate Agents” disclosure at first substantial contact. It explains who an agent works for and your choices.
Questions
Does the seller see my practice offer?
No. Nothing you enter goes to the seller or the listing agent, and the simulator never answers for them. It only reads your offer against public area data. Nobody knows what a seller will accept until a real offer to purchase is submitted.
Do I have to give my name or number?
No. It's anonymous and unlimited. Saving your practice runs to your own Dream Board is optional: we email you a private link, and we'll follow the home for you.
Where do the numbers come from?
You type your own numbers. When the simulator shows a guide (like loan rules or an average rate), it names the public source, such as Fannie Mae, HUD, the VA, USDA, Freddie Mac or the NC Real Estate Commission.
What if I already have an agent?
If you've signed a buyer agency agreement, please talk with your agent. They're the right person to walk through an offer with you.
Can someone help me make a real offer?
Yes. “Talk to an agent” is on every screen. An agent of your choice can submit a real offer on your behalf.
Sources the simulator cites
Last checked October 15, 2026. Market facts come from Hive MLS data.
- Fannie Mae Selling Guide B3-4.1-02, Interested Party Contributions (05/07/2025)
- Fannie Mae — HomeReady Mortgage
- HUD Mortgagee Letter 2006-04 (FHA seller contributions)
- Bankrate — FHA loan down payment (updated Apr 10, 2026)
- VA.gov — VA-backed purchase loan
- VA Home Loans — Funding fee and closing costs
- USDA Rural Development — Single Family Housing Guaranteed Loan Program
- 7 CFR 3555.102(h) (eCFR)
- Freddie Mac Primary Mortgage Market Survey (weekly 30-year fixed average)
- FEMA Flood Map Service Center
- NC Real Estate Commission — "Due Diligence" Questions and Answers (Bulletin, Feb 19, 2014)
- Eldreth Law — What is the Due Diligence Period in North Carolina? (Aug 18, 2021)
- Credible — What is earnest money? (updated Oct 23, 2025)
- PNC Insights — What is Earnest Money and How Much Should You Expect to Pay? (Nov 28, 2025)
- NC Real Estate Commission — Working with Real Estate Agents disclosure (rev. Jan 1, 2022)
- CFPB — Regulation X (RESPA) §1024.15, Affiliated business arrangements
Selling instead?
Try the Seller Simulator: a simple seller net sheet showing what you'd net at closing and what a deal falling apart costs in your area.