How do I compare offers when selling my Phoenix home (beyond just price)

When multiple offers come in on your Phoenix home, it’s tempting to look only at the highest number. But in today’s shifting Arizona market—where buyer contingencies, lending uncertainty, and timing matter just as much as price—evaluating an offer requires a more strategic approach.

At Valle Home Group, we guide Phoenix sellers through a clear, structured process called our Smart-Offer Framework. It helps you compare offers side-by-side based on risk, strength, and actual net benefit—not just dollar signs.

Below is exactly how to break down each offer like a seasoned agent.

1. Start With the One Question That Matters Most:

“How likely is this buyer to actually close?”

A high offer that falls through costs you time, money, and market momentum.

Key factors that reveal buyer reliability:

• Loan type (Conventional, FHA, VA, Jumbo)

• Down payment strength

• Lender reputation

• Buyer’s employment & financial stability

• Earnest money amount

Buyers with strong financing and solid funds-to-close are almost always more reliable than those offering slightly more but with weaker financial backing.

2. Loan Type & Down Payment: What They Signal About Risk

Not all loans carry the same level of certainty.

Conventional Loan

• Typically stronger, fewer appraisal concerns.

• Often paired with larger down payments.

FHA / VA Loans

• Fantastic programs for buyers, but:

  • Stricter appraisal and inspection guidelines.

  • Can affect repair negotiations and timing.

Cash Offers

• Fastest.

• Lowest underwriting risk.

• Often offer more flexible timelines.

Valle Home Group Tip:
Choose the loan type not based on stereotypes—but on strength and certainty for your specific property and timeline.

3. Appraisal Terms: Your Hidden Deal-Maker (or Deal-Breaker)

In Phoenix’s competitive neighborhoods—Desert Ridge, Norterra, Union Park, Moon Valley, North Central—homes often sell above appraised value.

Look for these terms:

• Appraisal waiver

• Appraisal gap coverage

• Buyer guaranteeing the difference in cash

These reduce the risk of the sale falling apart later.

4. Contingencies: The More There Are, The More Risk You Carry

Pay attention to:

• Inspection contingencies

• Appraisal contingencies

• Loan contingencies

• Buyer home-sale contingencies

Stronger offers limit or shorten these timelines.

Shorter timelines = fewer delays + fewer “outs” for the buyer.

5. Seller Concessions: What You’re Being Asked to Pay

A higher purchase price with thousands in concessions may leave you with less net proceeds than a slightly lower offer with no concessions.

Common concessions:

• Closing cost credits

• Rate buydown assistance

• Repair requests

Add these into your net sheet for an accurate comparison.

6. Timeline Flexibility: Often More Valuable Than Extra Money

Phoenix sellers who need:

• Time to find a replacement home

• A rent-back

• A flexible closing

• A quick close

…should weigh timing heavily.

A buyer who can match your needs may provide more actual value than a buyer with a higher price but rigid timelines.

7. Earnest Money & Post-Inspection Deposits: Skin in the Game

The more money a buyer has at risk, the more committed they usually are.

Look for:

• Larger earnest deposits

• Non-refundable earnest money after inspection

• Escalation clauses backed by proof of funds

These signal seriousness.

8. Contingent vs. Non-Contingent Offers: Understanding the Difference

A contingent buyer (selling their home to buy yours) introduces additional variables.

Before accepting:

• Confirm their home is already listed

• Review their listing activity and market condition

• Check their buyer’s financing strength

Valle Home Group always investigates the other side of the transaction before advising a seller to accept.

9. The Net Sheet: Your Bottom-Line Truth

Only one number matters:

“What will I actually walk away with?”

We prepare a detailed net sheet for every offer showing:

• Price

• Concessions

• Fees

• Timeline impacts

• Your final net proceeds

This ensures decisions are based on facts—not emotions.

10. The Smart-Offer Framework (Valle Home Group)

Here’s the simplified version we use with Phoenix sellers:

1. Likelihood of closing

2. Strength of financing

3. Appraisal protections

4. Contingency risk

5. Timeline compatibility

6. Buyer motivation

7. Total net proceeds

This creates an apples-to-apples comparison—even when offers look wildly different.

11. When in Doubt, Prioritize Certainty Over Flash

The highest offer isn’t always the best offer.
The strongest offer is the one most aligned with:

• Your financial goals

• Your timeline

• Your risk tolerance

• The current Phoenix market conditions

And that’s exactly what Valle Home Group helps you determine.

Need expert help reviewing offers on your Phoenix home?

With years of experience negotiating in North Phoenix, Central Phoenix, and the surrounding communities, Valle Home Group gives you the clarity, transparency, and strategy you deserve—while complying with all state and federal real estate regulations.

Professional Disclaimer

This article is informational only and does not provide legal, tax, or financial advice. Always consult licensed professionals for guidance relating to contracts, taxes, or legal obligations.