Offers & Closing Strategy

Navigating Negotiations for Tucson Luxury Homes

Analyzing the Offer: It's Not Just Price

When an offer comes in, the highest price isn't always the best offer. We analyze the Terms to determine the true strength of the buyer.

• Earnest Money: Is the buyer putting enough "skin in the game" (typically 1-3% of purchase price)?
• Contingencies: Does the buyer need to sell their current home first? (We generally advise against accepting these in a hot market).
• Financial Strength: We verify Proof of Funds or Pre-Qualification letters immediately.

The BINSR: Where Deals are Saved or Lost

The Buyer’s Inspection Notice and Seller’s Response (BINSR) is the 10-day period where the buyer inspects your home. This is often the most stressful part of the transaction.

Buyers will often ask for a laundry list of repairs. Our job is to differentiate between Critical Repairs (structural, safety, systems) and Cosmetic Requests. We negotiate firmly to ensure you aren't paying for upgrades the buyer should handle themselves.

The Appraisal Gap Strategy

In the luxury markets of the Foothills and Oro Valley, homes often sell for more than the bank's historical data supports. This creates an "Appraisal Gap."

If the home appraises for $1.2M but the offer is $1.3M, who pays the difference?
Our Approach: We proactively negotiate Appraisal Waivers or Gap Coverage Clauses into the initial contract, ensuring the buyer covers the shortfall so your net proceeds remain protected.

The Final Stretch: Escrow & Title

Once inspections and appraisals are cleared, the file moves to the Title Company. In Arizona, we use title companies (not attorneys) to handle the transfer of funds and deed recording.

We monitor this process daily, coordinating with the buyer's lender to ensure loan documents are sent on time so you can close on schedule.