Make it easy to say yes without losing your protections
You're trying to decide which contract terms matter most so you do not lose the house or get stuck in a messy closing. My guidance match your terms to the market's pace and pricing reality, then protect yourself on the few points that actually carry risk.
Here is the constraint I plan around based on the previous 30 days supply measured 1.19 months last month, and a typical sale took 30 days last month in North Chesterfield, VA. Recent accepted offers landed about 99.7% of asking last month. Where people get this wrong is thinking price is the only lever. The 30-day typical timeline and near-asking acceptance level tell me the cleanest offers are the ones that remove uncertainty, not necessarily the ones that gamble with vague language. Make your offer read like it will close tighten dates, document funds, and remove optionality you do not need. Keep your pricing disciplined by using the 99.7% of asking behavior as a reality check, not a permission slip to overreach. If you are selling in North Chesterfield, VA, mirror this by countering for clarity and speed, because a 30-day typical pace rewards certainty.
