How to Beat A Cash Offer on A House: 7 Strategies for Homebuyers

By Bill Lyons | Published on October 6, 2023

Cash offers are often seen as the gold standard in a competitive housing market, as they typically mean fewer contingencies and a faster closing process. For many homebuyers, competing with a cash offer can feel like an impossible hurdle because they eliminate the uncertainties of mortgage approvals and often expedite the entire process.

While a cash bid might seem unbeatable, it’s not always the final word in a real estate deal. For traditional homebuyers relying on financing, knowing how to beat a cash offer on a house can help you secure your dream home even when you’re up against tough competition.

Keep reading to learn more about how to beat an all-cash offer when competing for a home.

What Is a Cash Offer?

A cash offer refers to the proposal to purchase a property without the need for mortgage financing. Negotiating a cash offer on a home often allows sellers to not worry about the deal falling through due to financing. As such, borrowers may feel like they can’t compete with them.

Instead of seeking a loan from a bank or lending institution, those negotiating a cash offer have the funds available to purchase the property. These offers are typically straightforward, without the typical contingencies associated with financing, making them attractive to sellers. Buyers also prefer them because it means bypassing loan requirements and lower closing costs.

Unfortunately, a competing cash offer on a home can be daunting for first-time homebuyers who rely on financing. Cash offers are often perceived as stronger since they offer a faster sale, fewer contingencies, and seller assurance.

When you sell your house, you might be more willing to negotiate a cash offer for a quicker close and simpler transaction process.

However, there are limitations to cash offers. For instance, making a cash offer ties up a significant amount of money in one asset, making it ideal for some homebuyers. Additionally, the funds used for a cash purchase could potentially yield higher returns if invested elsewhere. Meanwhile, some cash buyers might overestimate their negotiation power and undervalue aspects important to the seller.

How to Compete with Cash Offers

Everyone in the market for a home should learn how to compete with cash offers because it can help them appeal to sellers who find those offers more attractive. While cash offers may seem unbeatable, buyers who show their financial readiness and genuine interest can make their offers more compelling.

Use these tips to help you compete with a cash offer on a house:

1. Get a mortgage pre-approval

Getting a mortgage pre-approval is a crucial step for homebuyers who want to stand out in a competitive market. From a seller’s perspective, a pre-approved buyer is more reliable, which is a highly desirable trait since it means they’re more likely to follow through on the deal.

A pre-approval letter is more than an indication of a buyer’s interest; it’s a lender affirmation that the buyer has undergone a financial review and is deemed creditworthy up to a specific amount. This can reduce the chances of the deal falling through due to financing issues, which is a concern for most sellers.

In contrast to a pre-qualification based on a superficial overview of a buyer’s financial health, a pre-approval comprehensively checks a buyer’s credit history, debts, and employment. As a result, the pre-approved buyer gives the seller a lender’s vote of confidence, assuring them they’re not merely window shoppers but serious buyers capable of closing the deal.

2. Make a higher offer

Cash offers have their appeal due to simplicity and speed. However, sellers still want to turn a profit on their homes. If you’re willing to and able, consider making an offer above the asking price to make sellers think twice about automatically accepting cash-only offers.

A higher offer immediately stands out. In addition, it compensates the seller for potential delays or additional paperwork associated with a financed deal. Offering more money also demonstrates a serious intent to purchase, which can be compelling to sellers.

3. Write a letter to the seller

Homes are more than investments and often carry sentimental value to the seller. There’s always an emotional aspect of someone selling their home. Writing a heartfelt letter expressing your admiration for the property and sharing your visions or plans can resonate with the seller, making them more likely to choose your offer.

This letter helps you establish an emotional connection, which can influence their decision-making process. It also demonstrates a genuine interest in the property and shows the seller you appreciate the home’s unique features.

You can also use the letter as your opportunity to mitigate financial concerns. For instance, if the buyer mentions they’ve been pre-approved and have been saving for years for a home, it can reassure the seller about their financial stability while addressing potential hesitations.

4. Eliminate contingencies

Cash offers have fewer contingencies than deals involving mortgage financing, so minimizing your own contingencies can make your offer more appealing. If you’re confident in the property’s condition, consider waiving certain inspections not required by your mortgage lender.

You can reduce financing contingencies by getting pre-approved for a mortgage and providing that evidence to the seller to shorten the financial contingency period or eliminate it altogether.

In addition, you can waive the appraisal contingency that allows the buyer to back out or negotiate if the home’s appraised value comes in under the asking price. Your lender will only be willing to lend up to the appraised amount, so if you choose to waive this contingency, you’ll be responsible for paying the difference.

5. Improve your financial credibility

Beyond a mortgage pre-approval, showcasing a strong financial profile can help you stand out among cash offers. You can demonstrate proof of funds, showcase a high credit score, or present recommendation letters from previous sellers or real estate agents.

Sharing a proof of funds letter or showing evidence of substantial funds in the bank reassures sellers and demonstrates you can cover unforeseen costs or appraisal gaps. In addition, highlighting a solid credit history can set you apart.

Recommendations can also act as proof of your behavior. For instance, letters from previous sellers, real estate agents, or bankers can provide insight into your financial health, dedication, and reliability throughout the buying process, giving sellers more confidence the deal will go through.

6. Include an appraisal gap guarantee

An appraisal gap guarantee essentially guarantees that you can cover the difference between the appraised value of the home and the asking price. By providing sellers with this guarantee, you assure them an appraisal gap won’t affect the deal you’ve agreed on.

An appraisal gap guarantee highlights a buyer’s genuine interest in the property and their financial preparedness, showcasing them as someone willing to invest extra to secure the house.

7. Increase your earnest deposit

Even if you choose to buy a house with no money down, the seller might require an earnest money deposit. An earnest money deposit is a sign of good faith that shows the seller you’re serious about purchasing the house. Offering a larger deposit reinforces your commitment to the transaction and shows the seller you’re prepared to proceed.

An earnest money deposit often compensates for the absence of cash. The larger deposit can act as a safety net for the seller, confirming the buyer is less likely to back out or try to negotiate terms.

In addition, the earnest money deposit mitigates the seller’s risk, acting as a cushion for them. If the deal falls through, the seller keeps the deposit as compensation. Therefore, a larger deposit offers the seller greater security against the risk of market fluctuations or potential missed opportunities with other buyers.

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Make a Competitive Offer with Griffin Funding

In a competitive market, standing out among cash offers requires a strategic mindset and robust financial backing. Griffin Funding understands the importance of finding the right mortgage for your unique situation. With our mortgage expertise, timely approvals, and industry insights, our team ensures you’re not just another bid in the pile.

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Bill Lyons

Bill Lyons is the Founder, CEO & President of Griffin Funding. Founded in 2013, Griffin Funding is a national boutique mortgage lender focusing on delivering 5-star service to its clients. Mr. Lyons has 22 years of experience in the mortgage business. Lyons is seen as an industry leader and expert in real estate finance. Lyons has been featured in Forbes, Inc., Wall Street Journal, HousingWire, and more. As a member of the Mortgage Bankers Association, Lyons is able to keep up with important changes in the industry to deliver the most value to Griffin's clients. Under Lyons' leadership, Griffin Funding has made the Inc. 5000 fastest-growing companies list five times in its 10 years in business.