Got multiple FSBO offers in Utah? Learn how to compare net proceeds, financing, contingencies, and deadlines so you can choose on more than headline price.
Three offers on your Utah FSBO in one weekend feels great until you spread them on the kitchen counter and realize they do not match up at all. One is highest but wants $12,000 back. One is cash but needs 45 days. One looks clean until you check the due diligence deadline.
Here is how to compare them without guessing.
Net is what you keep. An offer at $510,000 with a 3% buyer-agent fee, $10,000 in seller concessions, and you paying for a home warranty and extra title work is not beating a $500,000 offer that pays its own costs and closes in three weeks.
Price also has to survive the lender. If the appraisal comes in low, that top price may shrink or die. The Consumer Financial Protection Bureau explains that when an appraisal is less than the purchase price, the lender may not approve the loan as written, which can mean renegotiation, more cash from the buyer, or a canceled deal CFPB on low appraisals.
Do not get hypnotized by the first line. Read the whole contract.
Utah’s standard form is the Real Estate Purchase Contract, or REPC. That form is where the important terms live Utah REPC form. Use it as your checklist.
1. Net proceeds. Start with price, then subtract everything you are asked to pay: concessions, buyer-agent compensation if you agree to it, title and escrow fees, HOA transfer fees, and any credits. Our Utah FSBO guide has a full rundown, and you should also check Utah FSBO Seller Closing Costs, Line by Line to avoid surprises.
2. Financing. Cash, conventional, FHA, VA, or USDA each carry different appraisal and approval hurdles. A pre-approval letter matters. A proof of funds matters more for cash. If buyer-agent compensation is in play, see Buyer-Agent Compensation for Utah FSBO Sellers before you commit.
3. Earnest money. How much, where it is held, and when it goes hard. Utah practice varies by title company, so confirm the holder and receipt deadline. For the mechanics, read our Utah earnest money guide.
4. Contingencies and deadlines. The REPC sets specific deadlines: Finance & Appraisal Deadline, Due Diligence Deadline, Settlement Deadline. A short due diligence period with no extensions looks strong until you realize the buyer has not seen HOA docs yet. Longer is not worse if it is realistic. See Utah Due Diligence Deadlines Without the Drama and The Utah REPC, Explained for FSBO Sellers.
5. Concessions and inclusions. Closing cost credits, rate buy-downs, or personal property requests all change your net. If they want the fridge, the shed shelving, and your patio set, that has value. Review What Stays With the House in a Utah Sale?.
6. Appraisal gap coverage. Does the buyer promise to bring extra cash if the appraisal is low? How much, and is it limited by anything else? If it is vague, it is not coverage. If appraisal becomes an issue later, see Low Appraisal on a Utah FSBO? Your Real Options.
7. Certainty to close. Job history, down payment size, rent-back needs, sale of another home, and proof they have read your The Utah FSBO Seller Disclosure Checklist and HOA docs. A buyer who has done homework is less likely to renegotiate during inspection.
Do not trust memory. Build this table for each offer. One row per lever.
| Item | Offer A $505k Conventional | Offer B $515k FHA | Offer C $495k Cash |
|---|---|---|---|
| Net after concessions/fees you pay | $497,000 after $5k credit + $3k to title | $497,000 after $12k credit + 3% buyer agent | $490,500 after $1.5k title + $3k buyer agent |
| Earnest money / holder / due | $5,000 / First American / 24 hrs | $2,000 / First American / 72 hrs | $10,000 / First American / 24 hrs |
| Finance & Appraisal Deadline | 21 days with gap to $510k | 28 days, no gap noted | No loan, appraisal for info only |
| Due Diligence Deadline | 10 days | 15 days | 7 days |
| Settlement Deadline | 30 days | 45 days | 14 days |
| Contingencies | None beyond REPC | Must sell? No. Loan + appraisal | None |
| Inclusions / special asks | Washer/dryer | Washer/dryer, patio furniture | Fridge only, free 3-day rent-back |
| Buyer readiness | Pre-approval, 20% down, local lender | Pre-qual, 3.5% down | POF dated yesterday |
Worked example: Offer B is “highest” at $515,000, but after a $12,000 credit and higher fees your net is $497,000, same as Offer A, with a longer timeline, a more complex loan, and no appraisal gap. Offer C nets least but closes fastest, has the most earnest money up fast, and removes appraisal risk. Which is best depends on your priority: cash in hand, speed, or least hassle.
If you are still setting price and an offer feels low, revisit How to Price a Utah Home Without an Agent so you know whether to counter or move on.
Lenders look at two things: borrower and collateral. You control neither, but you can price risk.
Ask every financed buyer: Who is the lender? Is underwriting started? What happens if appraisal is low? The CFPB is clear that a low appraisal can affect the loan terms or approval CFPB on low appraisals. Your REPC already anticipates this with a Finance & Appraisal Deadline and cancellation rights Utah REPC form.
If a buyer offers appraisal gap coverage, make them write it plainly: “Buyer shall bring $X additional cash above appraised value, not to exceed purchase price, and funds shall be verified by Settlement Deadline.” Verbal promises do not count.
Once you have the grid, rank by net and by certainty rather than price alone.
One practical note: do not sign multiple full acceptances hoping one will close. Utah law treats the signed REPC as a binding contract, with defined remedies if someone backs out Utah REPC form. Use a backup addendum instead.
Next, plug your live offers into the grid above, calculate true net, and confirm earnest money delivery instructions with your title company. If any terms are unclear, get them clarified in the REPC before you sign, not after.
This is general information, not legal advice. Utah real estate rules and forms change, so verify current requirements with the Utah Division of Real Estate or a Utah real estate attorney.