A cash offer is not automatically better, and a financed offer is not automatically weaker. The best offer is the combination of acceptable net proceeds, verified ability to close, manageable contingencies, realistic timing, and contract terms the seller can perform.
Current Eaton listing choices: Florida and Texas sellers can choose $99 MLS Basic for essential seller-managed MLS entry, $499 FSBO Plus for more flexibility and support while managing the sale, or 1% Full Service for broker representation from pricing through closing.
Compare each offer using the same fields
| Factor | Cash offer | Financed offer |
|---|---|---|
| Funds | Review appropriate proof of funds | Review preapproval and lender information |
| Appraisal | May be optional unless contract requires it | Often connected to loan approval |
| Financing contingency | Generally absent | Read amount, type, deadlines, and termination rights |
| Inspection | Still may be requested | Still may be requested |
| Closing speed | Potentially faster, but title and due diligence remain | Depends on lender, appraisal, underwriting, and contract |
| Price and credits | Compare net after all terms | Compare net after credits and lender limits |
Questions for a cash offer
- Is the proof of funds current, appropriate, and sufficient?
- Are funds immediately available or dependent on another sale?
- Does the offer still include inspection, appraisal, assignment, or other contingencies?
- Is the requested closing date realistic for title and the seller?
Questions for a financed offer
- What loan type and down payment are proposed?
- What are the financing and appraisal deadlines?
- How responsive and established is the lender contact?
- Are requested credits compatible with the proposed financing?
Never trade a large amount of net proceeds solely for the word “cash” without reviewing the complete terms.
Choose the listing support that fits the work
| Option | What it includes | What the seller handles |
|---|---|---|
| 1% Full-Service | Seller representation, pricing guidance, MLS input, showing coordination, offer review and negotiation, and contract-to-close support. No upfront listing fee; paid only if the property sells. Cancellation is subject to the listing agreement. | The seller supplies property photos and makes property-specific decisions. |
| $499 FSBO Plus | MLS input and exposure only, without representation. | The seller supplies photos and handles calls, showings, offers, negotiations, contracts, disclosures, title, and closing. |
Buyer-agent compensation is separate, optional and negotiable. The seller chooses what, if anything, to offer.
Compare the whole offer and likely net
Price is only one term. Review financing, deposit, inspections, appraisal language, requested credits, title terms, occupancy, and closing date. Use our offer comparison guide and seller closing-cost guide. Also read our contract-to-closing seller timeline.
See how the process works, compare the 1% plan and $499 plan, or Start With My Address.
Eaton Real Estate Company serves home sellers across Florida and Texas; check our coverage area for availability.
Questions about your sale?
Call Stephen Eaton at 409-996-9999 or email stephen@theeatonco.com. Stephen is a licensed Florida real estate broker (BK3560755) and Texas real estate broker (License #539000).
General information only—not legal, tax, lending, inspection, appraisal, title, insurance, or engineering advice. Requirements and results vary by property, contract, and transaction.