How much less should you offer when paying cash?

Depends on the situation of the seller. are they motivated to sell? we know a quick closing helps especially if they need money quick. Days on market to how hot is the buyer response to the seller (how many people are looking at the home) If the home has been on the market a while, then id offer way less to see if the seller will respond (worse thing that can happen is they decline the offer) then you can always make another offer on the home.

This $$ not a cut and dry amount or percentage. Best answer is -- it depends. Sellers like cash offers because closings can be quicker, purchase contingencies can be waived and it appears that the Buyer has a better chance to get to the closing table without lending obstacles. In the past most recent market -- cash was the preferred way to go with multiple offer situations. A strong qualified Buyer that is financing, willing to pay around listed price and reasonable purchase contingencies may be prefered to a cash Buyer who wants to lowball the price. Talk to your agent to determine the best strategy for your particular buying situation.

Short answer is no - there is not a general guide. If the home is overpriced to start with, and has been sitting. You could offer an % under asking based on where the comps say the home should be valued at - market value. The strong points about cash is no appraisal needed, and can close quickly. Always ask what is important to the seller. If they know their home will appraise (or close to) and they want a standard or longer close. They may take a higher priced financed offer. Cash can only be used as strong leverage when it matches up with the sellers needs and goals.