A real estate broker in Massachusetts has a fiduciary duty to their client, the seller. This duty includes the obligation to present all offers received in a timely manner, regardless of their terms. The seller's statement that they would "accept only a cash offer" is an expression of preference, not a legal instruction to withhold other types of offers. The seller must be given the opportunity to review all offers to make a fully informed decision. They may choose to reconsider their position after seeing the full range of interest in their property.

A. This action violates the broker's duty to present all offers. The seller has the right to see lower cash offers or offers with other terms.

B. This is incorrect because the broker's duty is to present all offers, not just the highest one, which may not have the most favorable terms.

C. Withholding non-cash offers is a breach of the broker's fiduciary duty of disclosure unless the seller has provided explicit, written instructions to do so.

1. 254 Code of Massachusetts Regulations (CMR) 3.00: Professional Standards of Practice, Section (11)(a). This regulation states, "A broker shall, as soon as reasonably possible, convey to his or her principal all written offers for the subject property." This establishes the legal requirement to present every offer.

2. Massachusetts General Laws (MGL) Chapter 112, Section 87AAA. This section details the duties of brokers and salespersons, which are founded on the principles of agency and fiduciary responsibility, including the duty of full disclosure to the principal (seller).

3. G.S.U. College of Law, "Real Estate Transactions Courseware," Agency and Brokerage Relationships, Section on Fiduciary Duties. University-level real estate law courses consistently teach that the duty of disclosure requires an agent to present all offers to the principal, as the principal alone has the authority to accept, reject, or ignore an offer. Withholding any offer is a violation of this core duty.