The seller wants a big earnest deposit? Am I exposed here?

Am I at risk with a big earnest deposit?

A seller wants a larger earnest deposit than expected, and you're wondering about the risk if something goes wrong. Earnest money shows the seller you're serious about buying, but a bigger deposit does mean more money at stake during the contract period.

Earnest deposits typically range from 1-3% of the purchase price, though sellers can request more in competitive markets. The deposit sits in an escrow account until closing. If the purchase goes through, earnest money applies toward your down payment or closing costs. If the deal falls through for a reason covered by your contract contingencies—like inspection issues, appraisal problems, or loan denial—you get the deposit back.

Check your purchase agreement's contingency clauses carefully. These protect your deposit if specific conditions aren't met. Common contingencies cover financing, inspection, and appraisal. The contract should spell out exactly when you forfeit the deposit versus when you get it back.

You can negotiate the deposit amount, ask for stronger contingency language, or request a shorter timeline for contingencies to reduce your exposure period. Share the contract terms with your agent or real estate attorney, and they can walk you through the specific protections and risks based on your situation.