Is my offer too aggressive?

Thats hard to say without knowing the particulars but ultimately its going to come down to what you feel comfortable with. Remember you are the star of the show not your agent. They are there to guide you and offer advice but do what feels right for you.

Waiving both inspection and appraisal contingencies and putting up that much earnest money is very aggressive and exposes you to real risk if anything is wrong with the home or the value comes in low. Pre‑inspections help, but they’re a snapshot in time and don’t protect you if new or missed issues show up later and you’ve waived your right to renegotiate or walk away without losing your deposit. Earnest money is often around 1–3% of the price in many markets, so 150k on 1.92mm is at the high end and would be a painful amount to lose if something goes sideways.

An offer isn’t aggressive — it’s strategic. The real question is whether the risk level matches your comfort level. Waiving inspection and appraisal contingencies, especially at that price point, significantly increases your exposure. Even with a recent pre-inspection, conditions can change, and appraisal gaps can become very real financial obligations. Strong earnest money plus waived contingencies can make an offer very competitive — but you should only move forward if: • You’re fully comfortable absorbing unexpected repair costs • You have liquidity if the appraisal comes in low • You understand what protections you’re giving up Before deciding, I’d want to look closely at comps, days on market, and how competitive the situation truly is. There’s often a way to make an offer strong without making it reckless. If you want to walk through it, I’m happy to break down the risk vs. reward with you.

If there are multiple offers, I think this a a good offer as long as you can at least perform your own inspection and be able to terminate. Some buyers waive the right to ask for any inspection items to be repaired, and that makes an offer stronger, but I would always strongly urge a buyer to get their own inspection and have the right to terminate should the inspection uncover major issues you are not comfortable with in the home to move forward with purchasing the home. Not sure the list price. If there are NOT multiple offers, then I would not waive the inspection or appraisal.

Waiving inspections is always risky, the fact that there even is a pre-inspection within the year is a plus but a pre-inspection also does not necessarily be as thorough as a buyers inspection. It really depends on if you feel comfortable relying on someone else's inspection and the time gap.

It definitely could be aggressive, but whether it is too aggressive depends on your finances, your risk tolerance, and how badly you want the property. In competitive Washington real estate markets, strong offers often include large earnest money and fewer contingencies, but that also increases your exposure. Waiving inspection means you are relying heavily on the pre inspection and accepting the risk that issues may have been missed or may have changed since that report. Waiving appraisal means you may need to bring in additional cash if the home does not appraise at the purchase price. The earnest money is also a big factor, especially if it becomes nonrefundable early. I would want to know how competitive the situation is, how confident you are in the property value, and whether you can comfortably handle an appraisal gap or repairs if something unexpected comes up. In Spokane and other competitive markets, aggressive offers can win, but you need to fully understand the downside before removing protections.

I think it would depend on the situation. You could negotiate to still have an inspection without the contingency. I know a really good agent in your area if you'd like a second opinion? Text me 509-288-0082

It is hard to say without knowing everything about what’s going on with the home, but I would never want to have my clients be without some protection, so removing contingencies may not be the best thing

Do you feel comfortable waiving inspections? How long has the home been on the market? Is it a competitive bid situation? Has your agent picked up the phone and called to have a conversation? Do you love the house?