We finally found a house in TX that checked most of the boxes though at the top of our price range. Before writing up a contract, the realtor called the listing agent to see if our offer would even fly due to the ridiculous offers being made. Nope. House was on the market 12 hours and had over a dozen offers with half all cash and $50K and up over the listing price. Our realtor said many buyers are cashing out their 401Ks etc just to be able to make cash offers over and above. Never mind - not playing that game. The house we have here in CO is paid for, the taxes are low, and the house is very comfy so I guess we'll stay a while longer.