In terms of inventory currently on the market, it's definitely a seller's market as inventory is low and competition in the $200,000 and under price range is keen. On the other hand, with respect to prices, we really haven't yet seen an increase in prices due to the lack of inventory, so there are still excellent opportunities for buyers to get good deals.
When it comes to an all cash offer, especially if it's a quick close and minimal contingencies, especially on foreclosure properties, one seller I work with will typically discount list price by 5-7% for cash. Private sellers may or may not be as generous depending on the length of time on the market and their motivation. If you've questions about a specific property and would like assistance, please contact me and we can discuss negotiating strategies.