Eight months at 4.35M, two insulting offers, and my lender wants an answer

12 showings in 243 days at 4.35M reads like an absorption problem, not a price problem, and I say that because your two offers came in only 15% and 8% below ask. If your price were badly wrong you'd be getting 3.4s. You got two bids in the neighborhood of the number, from a pool that seems to be about three deep.

Which means a cut to 4.15 probably doesn't buy showings, it just donates 200k to whoever was already going to bid. The contingent offer is the interesting one, and its whole value is the probability that a 2.9M house sells in the next 60 days in the same market that took you eight months. If that submarket moves faster at 2.9 than at 4.35, that's a real number you can look up. If it doesn't, you're paying 52k plus an extension fee for a lottery ticket.

sable, I'd push back a little. Three showings in the last 90 days can also mean the listing has gone stale and agents have stopped mentioning it, which is a marketing problem you can fix without cutting to 4.15. New photos, new agent, off the market for 30 days and relist fresh where the state allows it, that's cheaper than 200k.

quarry, the part I'd nail down tonight is the extension. A point on your loan plus a rate bump against 26k a month means your real decision window is 47 days, and every option except the cash offer requires that extension to exist on terms you can live with. Get it in writing before you counter anybody. I found my ceiling on a much smaller deal by assuming an extension was routine and then discovering the fee was quoted on the original loan amount rather than the outstanding balance. Ask them which.