Let’s face it—buying a home is one of the biggest financial moves you’ll ever make. And if you’re asking, Can I buy a home without deposit?, you’re not alone. Many buyers want to know if home buying without down payment is possible, especially when saving up a large sum feels out of reach.

The good news? It can be done. But it’s not as simple as skipping a step. It requires knowledge, strategy, the right team behind you, and—above all—an experienced broker who knows how to navigate around the landmines that many don’t even see coming.

Robbie English, Broker and REALTOR at Uncommon Realty, is exactly that kind of expert. With decades of hands-on experience, national speaking credentials, and a track record of teaching other agents across the country, Robbie doesn’t just understand real estate—he’s mastered it for the benefit of his clients. And when you’re trying to explore something as nuanced as buying a home without a deposit, you want that kind of brain in your corner.

Let’s dive deep into how it works, what’s at stake, and whether this path is right for you.

TLDR: Can I Buy A Home Without Deposit?

Here’s what you need to know upfront:

Yes, home buying without down payment is possible under the right conditions—but it takes expertise and strategy.
Can I buy a home without deposit? Technically, yes, but it’s rare, complex, and requires serious guidance.
Not putting down earnest money may risk your offer not being taken seriously or getting rejected outright.
Robbie English, Broker and REALTOR at Uncommon Realty, specializes in guiding clients through these unconventional purchase paths.
With decades of experience and national-level expertise, Robbie can give you a sharp edge in a competitive real estate market.

What Is a Deposit in Real Estate, Really?

Let’s clear something up first. When people ask about a “deposit,” they often mean one of two things: the down payment or earnest money. These are very different.

A down payment is the portion of the purchase price you pay out-of-pocket, typically at closing. This is the money lenders often expect to see you contribute before they’ll fund the rest.

Earnest money, however, is something else. It’s a sign of intent—a financial handshake, if you will. It shows the seller that you’re serious about buying their home and not just making empty offers. It’s submitted early in the process and held by a neutral third party, typically the title company, until closing.

So when you ask, Can I buy a home without deposit?, you could be referring to skipping the down payment, avoiding earnest money, or both. We’re going to address all angles here.

What Happens Without Earnest Money?

If you’re thinking about not putting down earnest money, you need to understand the risks. In a competitive market, sellers often won’t consider offers that don’t include it. Why? Because it puts them at risk. No earnest money equals no skin in the game—and that doesn’t inspire confidence.

In Texas, real estate contracts specifically require that earnest money be delivered within three days of the contract’s effective date. Not by mail date. Not by wire initiation. It has to be received by the title company within that window.

If day three falls on a weekend or legal holiday? Your deadline pushes to the next business day. Still, the responsibility is yours. Miss it, and the seller can legally walk away from the deal.

So, can you leave out earnest money altogether? Possibly—but it’s not advisable unless there’s a compelling reason, a solid backup plan, and a sharp professional like Robbie English guiding you.

What If You Don’t Have a Down Payment?

Here’s where things get interesting.

Home buying without down payment can be done—under certain conditions. There are a handful of specialized loan programs that make this possible. VA loans for qualifying veterans, for instance, require no down payment. USDA loans, available for eligible rural properties, offer another path. Some local programs and private lenders also have options, but there are tradeoffs.

Sometimes, it’s a matter of structuring the offer creatively. Maybe the seller agrees to pay part or all of the closing costs. Maybe you’re using a gift fund from a relative or a grant from a local organization. These options exist—but again, they require someone who’s been there, done that, and knows exactly how to align the moving parts.

That’s where Robbie and his team shine. They don’t do cookie-cutter real estate. Every situation is evaluated with precision, strategy, and the goal of making your offer strong—even when your cash position isn’t.

The Hidden Costs of “No Deposit” Home Buying

It might seem freeing to avoid upfront costs, but this approach isn’t without consequences.

For one, skipping a down payment often results in higher monthly payments. You’re financing more, and if you’re paying private mortgage insurance (PMI), that adds up fast. In some cases, you could end up paying thousands more over the life of the loan.

Additionally, having no earnest money can weaken your negotiating power. Sellers are more likely to view your offer as risky. And when you’re competing against multiple offers, even a small deposit can make a big difference in how your offer is perceived.

Robbie doesn’t just help you write an offer—he helps you build a strategy. Sometimes that means placing just enough earnest money to look strong without overcommitting. Sometimes it means securing creative financing and leveraging relationships to get approvals others couldn’t.

This is not a DIY moment. The stakes are too high.

Timing Is Everything

Let’s say you’ve signed a contract. The clock starts ticking immediately. Earnest money must be in the title company’s hands within three business days—no exceptions.

That doesn’t mean initiating a wire at 4:30 PM on day three. It means the money needs to arrive—cleared, accounted for, and receipted. The title company will issue an official receipt, and that receipt becomes part of the contract record.

Fail to meet that deadline? The seller has the right to terminate the contract. No drama, no delay—just done.

Even one missed deadline can unravel your entire transaction. That’s why working with someone who sweats the details—like Robbie—is critical. He and his team track every milestone, every timestamp, every variable that could trip you up before you even see it coming.

Why Sellers Care (A Lot) About Earnest Money

From a seller’s point of view, earnest money is a signal that you mean business. It’s their hedge against wasted time.

When an offer comes in without it—or with very low earnest money—red flags go up. Is this buyer serious? Will they actually close? Are they just testing the market?

Robbie understands the psychology of sellers because he works with both sides. He teaches other agents how to negotiate these scenarios and prepares his buyers with the insight that makes their offers more attractive, even when they’re working around traditional norms like large deposits.

It’s not about throwing money at the deal—it’s about knowing how to frame your offer in a way that builds trust.

So, Should You Buy a Home Without a Deposit?

Here’s the honest answer: maybe.

If you’re trying to enter the market with minimal upfront costs, it’s possible. But it’s not easy—and it’s definitely not typical. You’ll need expert guidance, strong lender relationships, contract fluency, and a creative approach to problem-solving.

This is Robbie’s wheelhouse.

He’s not your average agent pushing paperwork from contract to close. Robbie is a strategist. A national speaker. A real estate instructor who trains agents how to do this work at the highest level. His experience spans decades, and his results speak volumes.

He doesn’t just know how to close deals—he knows how to protect your interests while making sure your offer is taken seriously. And when you’re trying to buy a home without a deposit, that level of strategic mastery is everything.

Why Work With Robbie English?

Let’s put it plainly. When you’re entering into one of the most financially significant contracts of your life, you need more than enthusiasm—you need wisdom, foresight, and edge.

Robbie English is not just a Broker and REALTOR. He’s a teacher of real estate agents across the country. His influence in the industry gives his clients direct access to the same insights that others are paying to learn. That’s the kind of professional advantage you want on your side.

Robbie and his team at Uncommon Realty are known for thinking two steps ahead. They guide buyers through unconventional deals like home buying without down payment and other low-cash strategies with confidence and precision.

There’s no fluff here. No guesswork. Just real-world strategy built on decades of experience, designed to give you a serious advantage in a competitive landscape.

Final Thoughts

If you’re asking, Can I buy a home without deposit?, the answer is: you can, but not without guidance.

The process involves navigating technical timelines, understanding contract language, negotiating with intent, and having the right structure in place. Without a skilled advocate like Robbie English at the helm, it’s easy to make a mistake that could cost you the home—or much more.

But with the right expert leading the charge, this seemingly impossible path becomes a strategic opportunity.

That’s what Robbie at Uncommon offers.

If you’re serious about buying a home but need to explore creative or low-cash pathways, reach out. Robbie English and his team are ready to bring their knowledge, strategy, and drive to your home search—and make sure you never go it alone.