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, insurance, due diligence fee, earnest money and timing. You type every number yourself. Tap the ⓘ hints any time for plain-English help with the public source behind it.
Negotiate with an AI seller
Send it and an AI-simulated seller answers back. Counter, hold firm or meet in the middle, just like a real back-and-forth.
Get through inspection
A simulated inspection turns something up. Decide how you'd handle it.
See how you did, then try again
Run it as many times as you like with a different strategy. No risk of crashing.
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
Is this the real seller?
No. The seller is an AI simulation that uses public market numbers. It is not the seller of that home and doesn't know what they'll accept. Nobody knows that 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 and only needs an email.
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)
- NC Department of Insurance — Homeowners Insurance
- NAIC — Flood Insurance consumer guide
- FEMA Flood Map Service Center
- NC Real Estate Commission — "Due Diligence" Questions and Answers (Bulletin, Feb 19, 2014)
- Credible — What is earnest money? (updated Oct 23, 2025)
Selling instead?
Try the Seller Simulator: simulated offers on your own price, a repair request, and what a deal falling apart costs in your area.