With inflated prices, are LTR investor selling straight options?

[Chris Martin]

I received a letter yesterday that said this:

This letter is to inform you our client is interested in purchasing your property at [redacted]. We recently represented a cash buyer who purchased a home in your subdivision. Our buyer is interested in purchasing your home for $286,000. Our buyer pays cash at fair market value. The sale can take as little as 21 days. However, they will work around your timeline, and can close escrow on a date most convenient to you.

I am considering selling next year (for long term capital gains in 2023) and think that selling a straight option contract now in 2022 makes sense. With prices high, I would set the price today for a closing next year. The non-refundable option fee would be, maybe, 3%. Maybe I'll start at 5%. If the market falls and the buyer does not exercise the option, I get (say) 3% ($8,580) and keep the LTR. If the market goes up, and the buyer exercises the option, I get the option fee (example: $8,580) and close at $286,000 next tax year. If prices go up considerably, I give up the upside. 

Seems like the kind of environment where straight options might work for owners looking to sell in the near future. Let me know your thoughts.