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Community, Homebuyers, Homeowners, SellersPublished February 6, 2026
What is earnest money and how much should I put down?
Earnest money is one of those terms that sounds intimidating until it’s explained in plain language. If you’re buying a home in King or Pierce County, this is an important part of your offer strategy.
1. Earnest Money Is a Good-Faith Deposit
Earnest money is the deposit you submit with your offer to show the seller you’re serious. It’s held in escrow and later applied toward your closing costs or down payment. This isn’t extra money, it’s part of the purchase.
2. Typical Earnest Money Amounts Locally
In most Pierce and South King County transactions, earnest money falls between 1 and 3 percent of the purchase price. In competitive areas like Lake Tapps or parts of Auburn, a stronger earnest money amount can help an offer stand out.
3. It Comes Back to You at Closing
As long as you follow the contract timelines, earnest money is credited back to you at closing. Buyers are often relieved to learn this isn’t money that just disappears.
4. When Earnest Money Is at Risk
Earnest money is only at risk if a buyer walks away outside of contract protections. That’s why deadlines and contingencies matter so much in Washington real estate contracts.
5. Strategy Matters More Than the Dollar Amount
The goal isn’t to put down the biggest deposit possible. The goal is to write a smart, balanced offer that protects you while still appealing to the seller.
Earnest money is a tool, not a gamble. Used correctly, it strengthens your offer without unnecessary risk. If you’re planning a move or just exploring options, contact me.
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