Expert Advice: Is Earnest Money Refundable?


|10 min read

Read expert advice from FastExpert partner and Massachusetts Realtor, Bill Gassett. With over 40 years of experience in the field, he gives you all the nitty-gritty details of whether or not earnest money is refundable. Ensure that you have the knowledge you need to not lose your deposit on a home.

Understanding whether earnest money is refundable is crucial in real estate transactions.

When buying a home, earnest money shows the buyer’s serious intent and binds the agreement. However, knowing if and when this deposit is refundable can save buyers from potential financial losses.

After almost 40 years as a Realtor, I have learned that many buyers and sellers don’t understand the intricacies of deposit funds, otherwise known as earnest money. One of the responsibilities of a real estate agent is to provide that education.

I’m here to make sure you’re well-versed in the subject of earnest money deposits, how earnest money works, and when earnest money is refundable.

Let’s examine the specifics of earnest money and its role in real estate deals.

What is Earnest Money?

Earnest money is a deposit made by a buyer to show their good faith in purchasing a property. This deposit is typically a percentage of the purchase price and is submitted when the offer is accepted. Depending on your location, the amount can vary between 1% and 5% of the purchase price.

The listing real estate agency usually holds it in an escrow account. However, an escrow company or the seller’s attorney can sometimes handle it.

The primary purpose of earnest money is to assure the seller that the buyer is serious about the transaction.

Earnest money plays a vital role in real estate transactions. It signals to the seller that the buyer is committed, providing some security while the deal progresses. For the buyer, it helps secure the property under the contract terms, making it less likely that the seller will entertain other offers.

Earnest money is essential because it creates a binding agreement. It encourages both parties to fulfill their contractual obligations, reducing the chances of either party backing out without significant cause.

Can I Get My Earnest Money Back?

Refundable Earnest Money Scenarios

Certain contingencies in real estate contracts allow for the refund of earnest money if specific conditions are unmet. Many buyers seek to find out how to get their earnest money back, which sometimes means they may not have known the rules before writing an offer.

Here are the primary scenarios where earnest money is refundable:

Inspection Contingencies

Home inspections are standard in most real estate sales.

An inspection contingency lets the buyer inspect the property before finalizing the sale. If significant issues are found during the inspection, the buyer can negotiate repairs, ask for a price reduction, or cancel the contract. Generally, the earnest money is refundable if the deal falls through due to inspection issues.

Example: A home inspection reveals major structural problems. The buyer and seller cannot agree on repairs or a price adjustment. The buyer cancels the contract and gets their earnest money back.

Financing Contingencies

A financing contingency allows the buyer to secure a mortgage loan to purchase the property. If the buyer cannot obtain financing, they can cancel the contract and receive a refund of their earnest money.

Example: The buyer applies for a mortgage but is denied due to insufficient income. The financing contingency protects the buyer, allowing them to cancel the contract and reclaim their earnest funds.

Other Contingencies

Other contingencies, such as the sale of the buyer’s current home or the property appraising at a specific value, can also impact the refundability of earnest money. If these conditions are not met, the buyer can back out and get their deposit back.

Example: The contract includes a contingency for the buyer to sell their current home within 60 days. If the buyer fails to sell within this period, they cancel the contract and receive their earnest money refund.

Do You Lose Earnest Money if You Back Out?

Non-refundable Earnest Money Scenarios

While earnest money is refundable in some situations, it is also not refundable under specific conditions. Understanding these scenarios helps buyers avoid potential financial losses.

Buyer Breach of Contract

If the buyer breaches the contract terms, the seller is typically entitled to keep the earnest money. Breaches can include failing to meet deadlines or backing out of the deal without a valid contingency. Sometimes, buyers have remorse about their purchase.

Example: The buyer decides to purchase a different property and backs out of the contract after the contingency periods have passed. The seller keeps the earnest money as compensation for the breach.

Waiver of Contingencies

When a buyer waives contingencies, they lose the right to refund the earnest money if those conditions are unmet. This often happens in competitive markets where buyers waive contingencies to make their offers more attractive.

Example: The buyer waives the inspection contingency to make their offer stand out. Later, they find significant issues with the property but cannot back out without forfeiting their earnest money.

Failure to Meet Financing Deadlines

If the buyer fails to secure financing within the specified period and the contract does not include a financing contingency, the seller may keep the earnest money.

Example: The buyer cannot secure a mortgage by the agreed-upon date and has no financing contingency. As a result, the seller terminates the contract and retains the buyer’s money.

Consulting with Real Estate Attorneys is Wise

I always recommend my clients discuss their contractual decisions with a local real estate attorney when buying or selling a home. It is money well spent for the protection it provides.

Consulting with a real estate attorney is crucial when dealing with earnest money and other contractual terms. Attorneys provide personalized legal advice, ensuring buyers understand their rights and obligations.

Importance of Legal Consultation

Real estate transactions can be complex and have significant financial stakes. An attorney helps navigate the intricacies of contracts, contingencies, and local laws, protecting the buyer’s interests.

Personalized Legal Advice

An experienced real estate attorney can review the contract, identify potential issues, and advise on handling earnest money. They ensure that contingencies are clearly defined and enforceable, reducing the risk of losing earnest money unjustly.

  1. Complex Transactions: If the property has legal issues, such as title disputes or zoning problems, an attorney can provide guidance and protect the buyer’s earnest money. They also help you get proper title insurance.
  2. High-Value Purchases: The stakes are higher for significant investments. Legal advice ensures all contractual terms are favorable and transparent.
  3. Dispute Resolution: If a dispute arises over the return of earnest money, an attorney can negotiate on behalf of the buyer or represent them in legal proceedings.

Working with a real estate attorney provides peace of mind and ensures that buyers are well-informed and protected throughout the transaction process.

Tips for Negotiating Earnest Money Terms

Negotiating earnest money terms effectively can protect your deposit and ensure a smoother transaction. Here are practical tips to help buyers navigate this aspect of real estate deals.

Clarify Contingencies in the Contract

I recommend both parties clearly state and understand all contingencies. Typical contingencies include inspection, financing, and appraisal.

Tip: Review each contingency with your real estate agent or attorney to confirm they are detailed and enforceable.

Set Reasonable Deadlines

You should agree on realistic deadlines for each contingency. Unrealistic timelines can increase the risk of breaching the contract and losing earnest money.

Tip: Discuss timeline expectations with all parties involved, including your lender and inspector, to ensure feasibility.

Use Escrow Accounts

Deposit earnest money into an escrow account managed by a neutral third party. This ensures funds are handled securely and are only released according to the contract terms.

Tip: Confirm the escrow agent is reputable and understand their process for handling disputes over earnest money.

Keep Thorough Records of Transactions

Document all communications and transactions related to the earnest money deposit. This includes emails, receipts, and signed agreements.

Tip: If a dispute arises, having detailed records will support your case and expedite resolution.

Negotiate Refund Terms

Discuss and agree upon specific conditions for refunding earnest money upfront. This can include stipulations for partial refunds or particular scenarios that warrant a full refund.

Tip: I recommend clearly outlining these terms in the contract to avoid misunderstandings later.

By following these tips, buyers can better protect their earnest deposit and reduce the risk of losing their money unfairly.

What Happens if There is a Deposit Dispute?

When a buyer and seller cannot decide who is entitled to keep the deposit, a court will typically decide. The escrow agent must hold the funds in the account until a court of competent jurisdiction instructs who is entitled to the funds.

This means that if a real estate broker holds the money, they cannot turn it over to either party. Even if the broker believes one party should have it, they must not remove it from escrow.


Understanding the nuances of earnest money in real estate transactions is crucial for buyers and sellers. Knowing when it is refundable and non-refundable can save buyers from significant financial losses and ensure a smoother transaction process.

It’s essential to work with a trusted real estate agent to ensure you have the best guidance. FastExpert agents are there to help you with every step along the way.

Bill Gassett RE/MAX Executive Realty

Bill Gassett is a trusted resource in the real estate industry, having three decades of experience. He is an authority that buyers, sellers, and fellow real estate agents seek guidance and expertise.

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