Thinking about a cash offer for your Phoenix home, or wondering if you should list on the MLS for wider exposure? You are not alone. With the market shifting since the highs of 2020–2022, sellers in Maricopa County are comparing speed and certainty against the potential for a higher net price. In this guide, you will learn the real differences between cash and traditional listings, who benefits from each path, how to compare net proceeds, and what to watch for in Arizona transactions. Let’s dive in.
Phoenix market snapshot
Phoenix saw rapid price growth and tight inventory during 2020–2022, followed by a cooldown as mortgage rates rose in 2022–2024. That change reduced the automatic premium that quick sales often commanded at the peak. Today, your choice comes down to priorities. If you value speed and certainty, cash can be compelling. If your home shows well and you can handle a longer timeline, a traditional listing may yield a higher net.
Cash offer vs listing: how they differ
Timeline
- Cash sales can close in about 7 to 21 days because there is no lender underwriting.
- Traditional financed sales often take 30 to 45 days or longer for loan approval, appraisal, and underwriting.
Certainty and fall-through risk
- Cash deals remove lender risk, so financing-related fallout is much less likely.
- Financed deals can fail due to appraisal shortfalls or loan denial.
Price vs net proceeds
- Cash buyers, including investors and iBuyers, usually offer below typical market list price to cover rehab, risk, and returns.
- A well-priced MLS listing can attract multiple offers and a higher gross sale price, but your net is reduced by commissions, prep, and holding costs while listed.
Contingencies and inspections
- Cash offers can be as-is and may limit or waive inspection and appraisal contingencies.
- MLS offers often include inspection and appraisal contingencies and may lead to repair requests or credits.
Appraisal
- Cash sales do not require a lender appraisal. Some buyers still order one, but a low appraisal does not threaten closing.
- Financed sales require an appraisal. If it comes in low, the deal may need renegotiation or could cancel.
Fees and costs
- Traditional listings typically include agent commissions commonly around 5 to 6 percent in many U.S. markets, plus closing costs, potential prep or staging, and carrying costs while on market.
- iBuyers or cash companies may charge a service fee, and investors often price in their costs by offering below market. Always compare net proceeds.
Title and closing in Arizona
- Arizona uses title and escrow companies for closings, whether cash or financed. Standard forms and seller disclosures apply in both cases.
- Cash closings can still take several days if title issues arise or escrow timing needs coordination.
Who benefits from each option
When a cash offer fits
- You need speed or certainty, like a job relocation or foreclosure avoidance.
- The home needs significant repairs or is difficult to show.
- You prefer convenience over maximum price and want to avoid showings and repairs.
- You are selling an investment property and want a quick, low-friction exit.
When a traditional listing fits
You want to maximize net proceeds and can wait for the right buyer.
The home is well maintained and likely to shine with marketing and showings.
You can handle prep work and short-term holding costs to pursue top dollar.
How to compare offers in Phoenix
Step 1: Verify the cash buyer
- Request written proof of funds, such as a bank statement or escrow deposit confirmation.
- Confirm the buyer’s identity and corporate documents if a company is involved.
- Review the purchase contract for price, inspection period, title and escrow company, closing date, and possession terms.
Step 2: Run the numbers — net proceeds worksheet
Use this simple worksheet to compare your likely net in a cash offer versus a traditional listing.
| Line item | Cash Offer | Traditional Listing |
|---|---|---|
| Contract price | ||
| Minus: seller closing costs (title, escrow, recording, prorations) | ||
| Minus: agent commissions (if listing) | ||
| Minus: service or convenience fees (if iBuyer) | ||
| Minus: repairs or credits | ||
| Plus/minus: holding costs avoided or incurred | ||
| Estimated net proceeds |
Tips:
- Include utilities, taxes, insurance, HOA dues, and mortgage interest for any expected time on market.
- If your home needs work, estimate likely repair credits in both paths.
- Update the numbers after inspections or appraisal results.
Step 3: Evaluate non-price terms
- Closing date flexibility and your move-out timing or rent-back needs.
- Earnest money size and whether contingencies are limited or waived.
- As-is terms and inspection windows.
Step 4: Ask about post-closing responsibilities
- Who pays HOA transfer fees and tax prorations.
- How any title issues will be resolved and by whom.
Red flags to avoid with cash buyers
- No or vague proof of funds.
- Very low earnest money paired with pressure to sign quickly.
- Excessive as-is language that removes standard protections.
- Unusual requests for the seller to pay atypical costs.
Negotiation tips for cash deals
- Trade speed for price. Ask for a higher price if you agree to a shorter escrow.
- Limit repair concessions. Offer targeted credits instead of large price cuts.
- Adjust possession terms. Negotiate rent-back or flexible move-out if needed.
Arizona specifics you should know
- Seller disclosures: Arizona sellers must disclose known material defects regardless of whether the buyer is cash or financed.
- Escrow and title: Both deal types use title searches, title insurance, and escrow closings.
- Timelines: Even cash closings can take several days if title issues arise or schedules are tight.
- 1031 exchanges: Only apply to investment property and require early planning.
- Local customs: Commission rates, escrow timelines, and prorations are negotiable. Confirm current norms with a Phoenix-area professional.
Real-world scenarios
Time-sensitive seller
You just accepted a job out of state and need to close fast. A verified cash offer with a 10-day close, limited inspections, and flexible post-possession may beat a higher priced financed offer that requires 45 days and an appraisal.
Inherited property that needs work
You are handling an estate and the home needs significant repairs. A cash buyer who accepts as-is and closes quickly can simplify logistics for heirs. Compare that net to what it would cost in repairs, time, and holding costs to list for top dollar.
Move-up seller with a well-prepped home
You can stage, show, and wait for the right buyer. Listing on the MLS may attract multiple offers and a higher gross price. Your final decision should weigh likely net after commissions and any concessions against your timeline.
How Those Callaways can help
You deserve clear options, not pressure. Our team-of-specialists presents a side-by-side plan tailored to your goals: a Top Dollar listing strategy, a verified Cash Offer path, or renovation guidance if improvements can boost your net. We handle staging, marketing, negotiations, and escrow coordination so you stay informed and in control.
If you are weighing a cash offer against listing your Phoenix home, let’s talk through your numbers and timeline. Start with a free home valuation and a no-obligation options review from Those Callaways Real Estate.
FAQs
What is the main advantage of accepting a cash offer in Phoenix?
- Faster closing with less risk of financing-related fallout, often within 7 to 21 days.
How long does a traditional MLS sale take in Maricopa County?
- Financed sales commonly close in about 30 to 45 days, depending on appraisal and underwriting.
Will I get more money by listing instead of taking cash?
- Many sellers can achieve a higher gross price by listing, but your true comparison is net proceeds after fees, repairs, and holding costs.
Do I still have to provide disclosures if the buyer pays cash in Arizona?
- Yes, Arizona sellers must disclose known material defects regardless of buyer financing.
Do cash buyers in Phoenix still do inspections?
- Often yes; some cash offers limit or waive contingencies, but many buyers still conduct inspections for risk assessment.
What fees should I include when comparing offers?
- Title and escrow costs, commissions if listing, any service fees from cash companies, expected repairs or credits, and your carrying costs while on market.
When should I consider a 1031 exchange for a Phoenix sale?
- Only for investment property, and it requires early planning with professional guidance.
