Idaho RE-13 Counter Offer (Explained for Home Buyers)

In Idaho real estate, the RE-13 Counter Offer is the form used when a buyer or seller wants to say: “We’re interested — but we want to change some terms.”

Most counter offers happen after an offer is written on the RE-21 Purchase and Sale Agreement. This page explains the RE-13 in plain English so you understand what it changes, what deadlines mean, and how to respond with confidence.

Offer & Counter Offer Flow (Visual)

1) Buyer writes offer
RE-21 Purchase & Sale Agreement
2) Seller responds
Accepts OR Counters with RE-13
3) Buyer responds
Accepts OR Counters back (another RE-13)
4) Final acceptance
Once signed acceptance is delivered on time, you’re under contract

Key idea: Counter offers can go back and forth more than once. The RE-13 form even states that a counter offer supersedes all prior counter offers. :contentReference[oaicite:3]{index=3}

RE-13 at a Glance (Quick Summary)

  • The RE-13 changes the RE-21. It doesn’t replace the RE-21 — it modifies it.
  • If there’s a conflict, the RE-13 controls. The form says the counter offer controls where it modifies or conflicts with the RE-21 and its addendums. :contentReference[oaicite:4]{index=4}
  • It has an acceptance deadline. If signed acceptance is not delivered by the stated date/time, the counter offer expires. :contentReference[oaicite:5]{index=5}
  • Delivery matters. Delivery can be in person, mail, fax, or electronic transmission through the agents/brokers involved. :contentReference[oaicite:6]{index=6}
  • Either side can withdraw their counter offer before acceptance is received. The form specifically states the maker reserves the right to withdraw before receiving a true copy of signed acceptance within the timeframe. :contentReference[oaicite:7]{index=7}

What Is the RE-13 Counter Offer?

The RE-13 Counter Offer is a legally binding document that proposes changes to an existing offer written on the RE-21. :contentReference[oaicite:8]{index=8}

In plain English:

  • RE-21 = the main offer/contract form
  • RE-13 = a “change request” to that offer

Once both sides sign and acceptance is delivered on time, the RE-13 becomes an integral part of the RE-21. :contentReference[oaicite:9]{index=9}

How the RE-13 Relates to the RE-21

This is the most important concept for buyers:

  • The RE-21 is still the main contract.
  • The RE-13 changes only what it specifically lists as changes.
  • If the RE-13 conflicts with the RE-21, the RE-13 controls for that issue. :contentReference[oaicite:10]{index=10}

Everything else in the RE-21 stays the same unless it’s modified in the counter offer.

What Typically Gets Changed in a Counter Offer?

Counter offers commonly adjust items like:

  • Purchase price
  • Closing date or possession timing
  • Seller concessions or what costs are paid
  • Items included/excluded
  • Deadlines or special terms

The point is to keep negotiations clean and written, instead of relying on texts or verbal conversations.

Deadlines: Why the RE-13 Moves Fast

Every RE-13 includes an acceptance deadline. If signed acceptance isn’t delivered by that date/time, the counter offer expires. :contentReference[oaicite:11]{index=11}

This creates clarity: you don’t have to wonder if a counter offer is still “out there.” But it also means buyers must move quickly and intentionally.

Delivery: What “Acceptance” Really Means

The RE-13 is clear that acceptance is about delivery, not just signing. Delivery is made to the agent/broker working with the maker of the counter offer, and it can be delivered in person, mail, fax, or electronic transmission. :contentReference[oaicite:12]{index=12}

Practical tip: A counter offer is not truly “accepted” until the other side has received the signed acceptance the way the form describes.

Can a Counter Offer Be Withdrawn?

Yes. The RE-13 states that the party making the counter offer reserves the right to withdraw it before receiving a true copy of signed acceptance within the specified timeframe. :contentReference[oaicite:13]{index=13}

In plain English: if you haven’t received acceptance yet, the maker can still pull it back.

RE-13 Counter Offer FAQ (First-Time Buyer Friendly)

1) Does a counter offer reject my original offer?

Yes — in real estate practice, a counter offer replaces the original offer with new proposed terms. Your next decision is whether to accept the counter, counter back, or walk away.

2) If I sign the RE-13, am I under contract?

Not immediately. You’re under contract when signed acceptance is delivered on time according to the delivery rules in the form. :contentReference[oaicite:14]{index=14}

3) What if the RE-13 and RE-21 disagree?

The RE-13 controls for the part it modifies or conflicts with. All other RE-21 terms remain the same. :contentReference[oaicite:15]{index=15}

4) What happens if we miss the acceptance deadline?

The counter offer expires if acceptance is not delivered by the stated date/time. :contentReference[oaicite:16]{index=16}

5) How many counter offers can happen?

As many as needed. The form even notes that a counter offer supersedes all prior counter offers — meaning the “latest” counter is the one that matters. :contentReference[oaicite:17]{index=17}

6) Can the other side withdraw the counter offer?

Yes. The maker can withdraw before receiving signed acceptance within the timeframe. :contentReference[oaicite:18]{index=18}

7) What should I focus on before signing?

Focus on: (1) what changed, (2) how it affects your money and timing, and (3) the acceptance deadline and delivery method.

How These Buyer Documents Fit Together

Most buyers in Idaho see these documents in this order:

  1. RE-14 Buyer Representation Agreement (representation begins)
  2. RE-21 Purchase and Sale Agreement (your offer / contract)
  3. RE-13 Counter Offer (negotiation tool that modifies the RE-21)

Want Help Reviewing a Counter Offer Before You Sign?

Counter offers move fast, and small changes can have big impacts on price, deadlines, and what you’re agreeing to. If you want someone to explain the RE-13 in plain English and help you negotiate confidently, Real Estate Two70 is here to help.

Connect with a Real Estate Two70 Agent

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