Heck, rates don't seem to matter recently for me. We started looking for a new house about when Quarantine started and have made 5-6 offers since then houses and have been beat supposedly every time by "cash" offers in the DFW area. How does someone have 800-900k cash? Is there some secret to this phenomena?
I love this stuff and especially at that price point. It just came to TX after being a somewhat limited release previously - maybe it still is? All of the Spec's in Fort Worth are sold out already.
I would say your offer might be right on. Are you trading at secondary values? Secondary pricing wise, I would guestimate values from BSM at:
ORVW is $400 (+/- $25)
W12 1.75 $200 (+/- $ 20)
OWA 1.75 $125 (+/- $10)
OWA SP $90 (+$10 for NCF)