Arizona Cash Offers & iBuyers Guide 2026: Opendoor, Offerpad, and What Actually Nets You More

1. Cash Offers vs. Financed Offers in the Phoenix Market

If you are selling a home in the Phoenix metro in 2026, you are going to hear the word “cash” a lot. Cash offers, instant offers, iBuyer offers, “we buy houses” signs along Loop 101 — the cash-buying ecosystem is bigger and more sophisticated in metro Phoenix than almost anywhere in the country. Understanding what these offers actually mean, and how they differ from a traditional financed sale, is the first step to making a smart decision.

The fundamental difference is simple. A financed offer comes from a buyer using a mortgage. The buyer puts down a portion and borrows the rest from a lender, which means the transaction depends on the lender’s approval, an appraisal, and an underwriting process that typically takes several weeks. A cash offer comes from a buyer paying the entire purchase price out of their own funds — no lender, no loan approval, no lender-required appraisal. That structural difference changes the speed, the certainty, and often the price of the transaction.

Why Cash Is “Stronger” Even When It’s Lower

Sellers often accept a cash offer over a higher financed offer, and it confuses people. The reason is risk. A financed offer can fall apart at several points: the appraisal can come in low, the buyer’s loan can be denied in underwriting, or the buyer’s financial picture can change before closing. A cash offer removes all of those failure points. There is no appraisal contingency because no lender is requiring an appraisal, and there is no financing contingency because there is no financing. For a seller, certainty has real value — sometimes enough to accept a slightly lower number in exchange for a far higher probability of actually closing.

The Landscape of Cash Buyers in Phoenix

Not all cash offers are the same. In the Phoenix metro you will encounter several distinct types of cash buyer, and the differences matter enormously:

• iBuyers (Opendoor, Offerpad): Technology-driven companies that make algorithm-based offers, buy in volume, and resell. Phoenix is their home turf.
• Cash-buyer / “we buy houses” companies: Investors and wholesalers who buy distressed or as-is homes at a discount, often well below market.
• Individual cash buyers: Retirees, downsizers, out-of-state movers, and investors purchasing with their own funds on the open market — these often pay full market value.
• Buyer cash-offer lender programs: Financed buyers using a lender product that lets them make an offer that behaves like cash. Covered in Section 8.

Lumping all of these together as “cash” is a mistake that costs sellers money. A full-price cash offer from a retiree paying with the proceeds of a California home sale is a completely different animal from a lowball offer from a wholesaler. Ryan helps sellers tell them apart.

Why Phoenix Has So Much Cash Activity

It is no accident that the cash and instant-offer ecosystem is denser in the Phoenix metro than in most of the country. Several local factors converge here. The valley draws a steady stream of out-of-state buyers — many from California, Washington, Illinois, and the Midwest — who arrive holding substantial equity from selling pricier homes elsewhere and can buy in Arizona outright. The metro also has a large, active investor community drawn by years of strong appreciation, relatively affordable price points, and a deep rental market. Add a relatively uniform supply of suburban homes that algorithms can value efficiently, and you get the perfect conditions for cash buyers of every kind. For sellers, this density is a double-edged sword: more cash interest in your home, but also more operators hoping to buy it below value.

2. How iBuyer Offers Work

iBuyer is short for “instant buyer.” These are large, technology-driven companies that use automated valuation models to make near-instant cash offers on homes, buy them directly from sellers, make light repairs, and resell them. The business model is built on volume, speed, and convenience — not on paying top dollar.

The iBuyer Process, Step by Step

1. Request an offer: The seller enters their address and home details on the iBuyer’s website. The company’s algorithm generates a preliminary offer, often within a day or two.
2. Preliminary offer: This is an estimate based on the home’s characteristics and comparable sales data — not yet a firm commitment.
3. Home evaluation / inspection: The iBuyer assesses the property, either in person or virtually, to identify needed repairs and condition issues.
4. Final offer with deductions: The company revises the offer downward to account for repairs it identifies, plus its service fee and standard closing costs. This is the net the seller actually receives.
5. Seller chooses a closing date: One of the genuine conveniences — the seller can often select a flexible closing date that fits their move.
6. Close and move: The sale closes on a cash timeline with no showings, no open houses, and no financing contingency.

What Drives the iBuyer’s Number

An iBuyer offer is essentially: estimated market value − service fee − estimated repairs − closing costs = your net. Each of those deductions matters. The estimated value comes from an algorithm, which can be conservative. The service fee is a real cost (more on this in Section 3). The repair deductions are where many sellers feel the offer erode after the initial number — the in-person evaluation frequently identifies items the seller did not expect. Understanding this build-up helps a seller see why the “instant offer” headline number and the final net can diverge.

How the Algorithm Sees Your Home

An iBuyer’s automated valuation model is good at pricing a typical, conforming suburban home in a community with plenty of recent comparable sales — a three-bedroom in a Surprise or San Tan Valley subdivision where dozens of nearly identical homes have sold recently. It is far less good at valuing anything unusual: a heavily upgraded kitchen, a resort-style backyard with a pool and built-in outdoor kitchen, a rare lot backing to open desert or a golf course, mountain views, or a one-of-a-kind custom home. Algorithms tend to discount what they cannot easily compare, which means the homes most likely to be underpriced by an iBuyer are often the very homes that would shine in a competitive open-market sale. If your home has genuine standout features, that is a strong signal the open market may pay you considerably more than an instant offer will.

Eligibility: Not Every Home Qualifies

iBuyers also do not buy every home. They generally focus on a band of mainstream price points, certain property types, and homes within defined condition and age parameters. Very high-end estates, severely distressed properties, manufactured homes, homes on large acreage, and properties with title or permitting complications often fall outside their buy box entirely. If your home does not qualify for an iBuyer offer, that is not a verdict on its value — it simply means the instant-offer model is not built for your property, and an open-market sale (or an individual cash buyer) is the appropriate path.

3. The Pros and Cons of Selling to an iBuyer

An honest agent lays out both sides. For the right seller in the right situation, an iBuyer sale is a legitimately good outcome. For a seller focused purely on maximizing net proceeds with a home in good condition and time to spare, it usually is not. Here is the balanced picture.

The Genuine Advantages

• Speed and a flexible closing date: You pick a closing date that fits your life. No waiting for the right buyer to materialize.
• Certainty: No financing contingency, no appraisal risk, no buyer getting cold feet. Once you accept, the deal is highly likely to close.
• Convenience: No showings, no open houses, no keeping the home spotless for weeks, no strangers walking through. For sellers with young kids, pets, demanding jobs, or privacy concerns, this is a real benefit.
• No repairs to manage: The iBuyer takes the home largely as-is and deducts for repairs rather than requiring you to coordinate contractors.
• Avoiding two simultaneous transactions: If you are buying and selling at once, the predictability of an iBuyer sale can simplify the juggling act.

The Real Costs

• Service fees: iBuyers charge a service fee — often in the neighborhood of 5% of the sale price, and it has historically ranged higher. This is in addition to standard closing costs.
• Repair deductions: The final offer is reduced for repairs the company identifies, which can meaningfully lower your net below the headline figure.
• Conservative valuations: Algorithmic offers tend to be careful, leaving the upside of a competitive open-market sale on the table.
• Lower net proceeds overall: Add it up — service fee, repair deductions, and a conservative starting value — and the typical iBuyer sale nets less than a well-marketed traditional listing.
• You forfeit competitive bidding: On a desirable Phoenix home, multiple buyers competing can push the price above list. An iBuyer offer is a single, take-it-or-leave-it number with no competition.

4. Service Fees and the Convenience-vs-Net-Proceeds Tradeoff

The single most important concept for any seller weighing an iBuyer offer is the convenience-versus-net-proceeds tradeoff. iBuyers are not charities and they are not scams — they are businesses that sell convenience and certainty, and they charge for it. Understanding exactly what you are paying for that convenience lets you decide whether it is worth it.

Where the Money Goes

The iBuyer needs to make a profit reselling your home while absorbing real costs: the service fee they charge you, the repairs and updates they make, the carrying costs (taxes, insurance, utilities, financing) while they hold the property, and the transaction costs to resell. To make that math work, their offer to you has to leave room for all of it. That is the structural reason an iBuyer offer is typically below what an optimized open-market sale produces — the gap is the cost of the convenience and certainty they are providing.

Modeling the Tradeoff

The way to think about it is to put a dollar figure on the convenience. Suppose a traditional listing would net a seller meaningfully more than the iBuyer’s net offer after all fees and deductions. That difference is the price of convenience. Is avoiding showings, skipping repairs, eliminating uncertainty, and choosing your own closing date worth that amount to you? For a seller relocating on a deadline or settling an estate, the answer is frequently yes. For a seller with a turnkey home in a hot Gilbert or Chandler corridor and no time pressure, the answer is usually no — the open market will pay them more, sometimes far more.

5. Cash-Buyer Companies and “Instant Offer” Operators

Beyond the major iBuyers, the Phoenix metro is saturated with cash-buyer companies, wholesalers, and “we buy houses for cash” operators. You see them on bandit signs, in mailers, on radio ads, and in cold calls. Some are legitimate investors who provide a genuine service to sellers with distressed properties. Others are aggressive operators whose entire business model depends on buying well below market value. Sellers need to know the difference.

How These Operators Make Money

Most “we buy houses” cash companies are looking for one thing: a home they can buy at a meaningful discount to market value. Their target is often a distressed property, a motivated seller in a difficult situation, or a home that needs significant work. The discount is the business model — they buy low, then either resell (sometimes assigning the contract to another investor, a practice called wholesaling) or renovate and flip. The convenience they offer is real for the right seller, but it usually comes at a steep price.

Where a Cash-Buyer Company Can Genuinely Help

• Severely distressed properties that would be difficult to finance or to show.
• Urgent situations — foreclosure timelines, divorce, probate — where speed truly outweighs price.
• Homes needing major repairs the seller cannot afford or does not want to undertake.
• Sellers who genuinely value privacy and zero hassle over net proceeds.

6. Why a Traditional Listing Typically Nets More

For most sellers in most situations, a traditional listing with an agent produces the highest net proceeds. This is not a sales pitch — it is the structural logic of how each path works. Understanding why helps you weigh the convenience of a cash sale against the dollars you may be leaving behind.

The Open Market Creates Competition

When a home hits the open market — listed on the MLS, syndicated to Zillow, Realtor.com, and Redfin, marketed with professional photography and exposed to every qualified buyer and buyer’s agent in the metro — it reaches the largest possible pool of buyers. On a desirable, well-prepared Phoenix home, that exposure can generate multiple offers, and competition pushes the price up. An iBuyer or cash company gives you exactly one offer with no competition. The open market gives you the chance for the highest bidder to set the price.

No Service Fee, No Built-In Discount

A traditional sale has its own costs — the real estate commission and standard closing costs — but it does not carry an iBuyer service fee on top, and it does not start from the discounted base that a wholesale cash buyer requires. When you compare net to net, the open-market path frequently comes out ahead even after commission, because the gross sale price is higher and there is no built-in convenience premium baked into the buyer’s offer.

Strategic Preparation Adds Value

A good listing agent does not just put a sign in the yard. The right pre-listing preparation — targeted improvements that return more than they cost, professional staging guidance, sharp photography, and accurate, data-driven pricing — can add real value that an iBuyer or cash company will never pay you for. iBuyers deduct for repairs; a strategic listing turns a modest, well-chosen investment into a higher sale price. Ryan’s pre-listing consultation focuses on exactly which improvements move the needle and which do not.

A Realistic Net-Proceeds Worksheet

To make the comparison concrete, it helps to lay both paths out as a worksheet. On the cash-offer side, start with the offer amount, then subtract the service fee, the repair deductions, and the seller-side closing costs to arrive at your true net. On the open-market side, start with a realistic, comparable-sales-based estimate of your sale price, then subtract the commission, standard seller closing costs, and any modest pre-listing improvements, to arrive at that net. Place the two final numbers next to each other. The difference is the dollar value of the convenience the cash sale provides. Only then can you make an informed choice — because you are finally comparing the two numbers that actually matter, rather than a headline figure against a hope. Ryan prepares this exact worksheet for sellers, using current ARMLS comparable data rather than a generic online estimate, so the open-market figure is grounded in what homes like yours are truly selling for right now in your specific Phoenix submarket.

7. Proof of Funds and Verifying a Cash Buyer

A cash offer is only as good as the buyer’s actual ability to pay. Anyone can write “cash” on an offer; the seller’s protection is verifying that the money truly exists and is available. This is a critical due-diligence step, and it is one of the most important things a seller’s agent does on a cash transaction.

What Proof of Funds Looks Like

A legitimate cash buyer should provide a proof-of-funds (POF) document demonstrating they have liquid funds sufficient to close. Acceptable forms typically include:

• A recent bank statement showing sufficient liquid funds;
• A letter from a bank or financial institution confirming available funds;
• A brokerage or investment account statement showing liquid, accessible assets.

The proof of funds should show an amount sufficient for the full purchase price plus the buyer’s closing costs — not just the sale price alone.

Red Flags Ryan Watches For

• Funds that are not actually liquid: Money tied up in another property sale, a retirement account with withdrawal penalties, or assets that cannot be accessed in time to close.
• Vague or unverifiable letters: A “proof of funds” that cannot be confirmed with the issuing institution.
• Insufficient amounts: POF that covers the price but leaves no room for closing costs, or that simply falls short.
• Stale documentation: Statements that are months old and may no longer reflect available funds.
• Reluctance to provide proof: A genuine cash buyer expects to document their funds. Resistance is a warning sign.

As the seller’s agent, Ryan reviews proof of funds before recommending acceptance of any cash offer and confirms the funds are liquid and sufficient. A cash offer that cannot perform is worse than a solid financed offer, because the seller loses time off the market chasing a deal that was never going to close.

8. Buyer-Side “Cash Offer” Lender Programs

A newer wrinkle in the Phoenix market is the rise of buyer-side cash-offer products from lenders and brokerages. These programs let a financed buyer make an offer that behaves like cash — an attractive tool for buyers competing in a market where cash offers win. For sellers, understanding these programs is important because an offer marketed as “cash” may actually be one of these hybrid products.

How They Work

In a typical buyer cash-offer program, the lender or a partner entity backs the buyer’s offer so it can be presented to the seller without a financing contingency — sometimes the program entity purchases the home outright and then sells it to the buyer once their mortgage is finalized. The buyer gets the competitive strength of a cash offer; the seller gets the certainty of cash; and the buyer still ultimately uses a mortgage behind the scenes. These products typically carry fees for the buyer and vary widely in structure.

Why This Matters in 2026

For buyers, these programs can be the difference between winning and losing in a competitive situation, because a no-financing-contingency offer is far more attractive to a seller than a standard financed offer. For sellers evaluating offers, it is worth understanding whether a “cash” offer is true cash, a major iBuyer, or a lender-backed cash-offer program — because the underlying mechanics, timelines, and certainty can differ. Ryan helps buyers access these tools where they make sense and helps sellers understand exactly what kind of offer is on the table.

9. When a Cash Sale Makes Sense vs. the Open Market

There is no universal right answer. The best path depends entirely on the seller’s priorities. Here is Ryan’s honest framework for deciding when a cash sale is the smart move and when the open market wins.

A Cash Sale Often Makes Sense When…

The Open Market Usually Wins When…

• Maximum net proceeds is the priority and the seller is willing to do the work to get there.
• The home is in good, market-ready condition — turnkey homes in desirable Phoenix corridors attract competitive offers.
• There is no urgent time pressure — the seller can wait for the right buyer and the right price.
• The location and home would generate multiple offers — competition is the open market’s superpower, and a cash sale forfeits it entirely.

10. 2026 Phoenix Market Context: A Shift Toward Balance

The cash-versus-listing decision does not happen in a vacuum — it happens inside a specific market. Heading through 2026, the Phoenix metro has continued shifting away from the extreme seller’s market of the early 2020s toward a more balanced market, and that context affects how sellers should think about cash offers.

What a Balancing Market Means for Sellers

During the frenzied seller’s market, homes sold almost instantly and often above asking with multiple offers, which made the speed-and-certainty pitch of cash buyers less compelling — the open market was already fast and certain. As the market has rebalanced, inventory has risen from its historic lows, buyers have regained some negotiating leverage, and homes take a bit longer to sell. In that environment, the convenience and certainty of a cash sale can look more attractive to some sellers — but it also means the iBuyers and cash companies are operating more cautiously, and their offers reflect a more careful read of values.

Why Pricing and Preparation Matter More Now

In a balancing market, the gap between a sharply-prepared, accurately-priced listing and a tired, overpriced one widens. Well-presented homes in strong school corridors — Gilbert, Chandler, parts of Scottsdale and Mesa — still attract strong buyer interest and competitive offers. Homes that are overpriced or poorly prepared sit, accumulate days on market, and invite lowball offers (including from cash buyers hunting for motivated sellers). This is exactly why strategic listing preparation and data-driven pricing matter more in 2026 than they did at the peak — and why the open market still tends to win for well-positioned homes.

The Bottom Line for 2026 Sellers

The cash ecosystem in Phoenix is mature, competitive, and here to stay — and for the right seller it offers a genuinely valuable service. But a balancing market does not mean a weak market, and it does not mean sellers should reflexively reach for a quick cash exit. For most well-prepared homes, the open market still produces the highest net proceeds. The smart move is to understand both paths, run the real numbers, and choose deliberately. Ryan provides that full picture — an honest cash-offer evaluation, an open-market net estimate, and a clear recommendation based on your goals.

Considering a cash offer or weighing your options to sell? Call or text (480) 227-9143 or email moxleysellsaz@gmail.com for a free, no-obligation seller consultation and net-proceeds comparison.

11. Buying With Cash in Arizona: The Other Side of the Coin

So far this guide has focused on sellers, but cash plays an equally important role on the buyer side of the Phoenix market — and many of the people considering a cash sale are also cash buyers on their next home. Whether you are a downsizer paying with the proceeds of a larger home, a retiree relocating from California or the Pacific Northwest, or an investor building a portfolio, buying with cash carries real strategic advantages that are worth understanding.

Why Cash Buyers Win in Competitive Situations

When two offers land on the same Gilbert or Chandler home at a similar price, a clean cash offer frequently beats a financed one. The seller sees a transaction with no lender, no appraisal contingency, no financing contingency, and a faster, more certain path to closing. For a cash buyer, that competitive strength can be worth real money — it can win a home outright, or it can be leveraged to negotiate a slightly better price in exchange for the certainty the seller receives. In a balancing 2026 market with more inventory and more negotiating room, a well-positioned cash buyer has genuine leverage.

The Tradeoffs of Paying All Cash

Paying cash is not automatically the right financial move, even when you can. There are real tradeoffs to weigh:

• Liquidity: Tying up a large sum in a single illiquid asset reduces your financial flexibility. Cash in a home is not cash you can quickly access in an emergency.
• Opportunity cost: Capital used to buy a home outright cannot be invested elsewhere. Depending on rates and your investment options, financing part of the purchase and keeping the cash invested may produce a better overall outcome — a question for your financial advisor.
• No mortgage interest deduction: Cash buyers forgo any tax benefit associated with mortgage interest — a consideration for your tax professional.
• Appraisal still recommended: Even without a lender requiring one, a cash buyer can and often should obtain an appraisal or rely on a strong comparative market analysis to avoid overpaying. Removing the lender does not remove the value question.

Delayed Financing: Buy Cash Now, Finance Later

One strategy worth knowing: some buyers purchase with cash to win the home, then use a “delayed financing” mortgage shortly afterward to pull much of their cash back out. This lets a buyer compete with the strength of cash while ultimately financing the purchase and restoring their liquidity. The rules and timelines for delayed financing are specific, and it is a conversation to have with a knowledgeable lender — but it is a tool that lets buyers get the best of both worlds in a competitive Phoenix market.

12. Common Mistakes Phoenix Sellers Make With Cash Offers

Over many transactions across the valley, the same handful of avoidable mistakes come up again and again when sellers engage with cash offers. Knowing them in advance protects your net proceeds and your peace of mind.

Mistake 1: Comparing the Wrong Numbers

The most expensive mistake is comparing an iBuyer’s headline figure to the open-market sale price, or comparing a cash offer to your Zillow “Zestimate.” The only fair comparison is net to net — the actual money that lands in your bank account from each path, after all fees, deductions, repairs, and closing costs. A cash offer that looks close to market on the surface can be thousands of dollars behind once the service fee and repair deductions are applied.

Mistake 2: Treating Every Cash Buyer the Same

A full-price offer from an individual cash buyer, a competitive iBuyer offer, and a deep-discount wholesaler offer are three completely different propositions. Sellers who lump them together — or who assume “cash” automatically means a fair price — can leave significant money on the table. Each type of cash buyer should be evaluated on its own terms.

Mistake 3: Accepting Under Pressure

Some cash operators create artificial urgency — “this offer expires tonight” — precisely to prevent sellers from comparing options. A fair offer does not evaporate if you take a day to get a professional valuation. Never let manufactured pressure push you into a decision worth tens of thousands of dollars.

Mistake 4: Skipping the Net-Proceeds Comparison Entirely

The biggest mistake of all is not comparing at all — accepting a cash offer without ever finding out what the home would have netted on the open market. It costs nothing to get that number. A seller who skips it may be making a perfectly fine decision, or may be leaving a substantial sum behind, and they will never know which. Get the comparison first, then decide.

13. A Step-by-Step Framework for Evaluating Any Cash Offer

When a cash offer or instant-offer solicitation lands in your mailbox or inbox, it helps to run it through a consistent, repeatable framework rather than reacting emotionally to the convenience or the headline number. The following sequence is the same one Ryan walks Phoenix-metro sellers through, and it works whether the offer comes from a national iBuyer, a local “we buy houses” investor, or an individual buyer paying cash.

Step 1: Establish Your True Open-Market Number First

Before you look at the cash offer at all, find out what your home would realistically sell for on the open market in its current condition. This is not a Zestimate and not a number a cash buyer hands you — it is a comparative market analysis built from recent, comparable, closed sales within roughly a mile of your home, adjusted for condition, square footage, lot, and upgrades. In a Phoenix metro that has shifted toward balance in 2026, this number carries more nuance than it did during the frenzied seller’s markets of recent years, which is exactly why a current, local analysis matters. Only once you have this baseline can you judge whether any cash offer is fair.

Step 2: Translate the Cash Offer Into Net Proceeds

Take the cash offer’s gross figure and subtract every deduction the buyer’s agreement allows: service or convenience fees, estimated repair or “condition” deductions, closing costs assigned to the seller, and any other line items buried in the contract. What remains is your true net — the money that actually reaches your account. Do the same exercise for the open-market path: projected sale price minus commission, customary seller closing costs, and any concessions or repairs typical in today’s market. Now you are comparing net to net, which is the only comparison that tells the truth.

Step 3: Put a Dollar Value on Speed and Certainty

If the two net figures are close, the decision often comes down to how much the convenience is worth to you. A cash sale can close in as little as one to three weeks with no appraisal contingency and no financing contingency, and an iBuyer can let you pick your own closing date. For a seller juggling a job relocation, a home that needs work they cannot fund, an inherited property out of state, or two mortgage payments at once, that certainty can be worth a real, quantifiable amount. Assign it an honest dollar figure and add it to the cash side of the ledger. For a seller with time and a home in good condition, that premium may be close to zero.

Step 4: Read the Fine Print on Re-Trades and Cancellation

Some cash and instant-offer programs reserve the right to revise their offer after an inspection — a practice known as a “re-trade.” Understand before you sign whether the number you were quoted is firm or merely a starting point that can drop after the buyer walks the property. Likewise, understand your own cancellation rights and any cancellation fees. A genuinely competitive offer will survive scrutiny of its fine print; an offer that depends on you not reading carefully is telling you something.

Step 5: Verify the Buyer Is Real and Funded

As covered earlier, legitimate cash buyers provide proof of funds without resistance, and reputable iBuyers are established, verifiable companies. If a buyer is evasive about who they are, where the money is coming from, or asks for anything unusual up front, treat that as a red flag and slow down. In Arizona, a normal cash transaction still runs through a licensed title and escrow company, which protects both sides — be wary of any arrangement that tries to route around that process.

Step 6: Factor In Your Carrying Costs and Timeline Risk

One number sellers routinely leave out of the comparison is the cost of waiting. Every month a home sits unsold carries a real price tag in the Phoenix metro — mortgage principal and interest, property taxes, homeowners insurance, HOA dues, utilities, pool service, and ongoing maintenance. For a typical valley home, those carrying costs can run well into four figures per month. If the open-market path nets you more but takes sixty to ninety days longer to close, you have to subtract those additional months of carrying costs (and the risk that the market shifts during that window) from the open-market advantage. Sometimes that math still favors listing; sometimes it narrows the gap enough that a fast cash close becomes the smarter financial choice. The point is to put every cost — including the cost of time — into the same honest ledger, so the decision reflects your real economics rather than just the two headline prices.

Step 7: Get a Second Opinion Before You Sign Anything

Finally, no matter how appealing an offer looks, it costs nothing to have a knowledgeable local professional review it before you commit. A good agent will tell you plainly when a cash offer is genuinely strong and you should take it — that honesty is the whole point of the relationship. The sellers who regret their decisions are almost never the ones who got a second opinion; they are the ones who signed under pressure without ever finding out what their other options were worth. Treat that review as the cheap insurance it is.