Buying and selling at the same time

Home sale contingencies in Washington: buying a house contingent on selling yours.

Most move-up buyers on the Eastside need the equity in their current home to buy the next one. A home sale contingency makes the new purchase depend on that sale — but sellers only accept it when the deadlines are tight and your current home is clearly sellable. This hub explains how the contingency works, what sellers look for, and which alternatives keep you competitive.

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Couple packing moving boxes in their Pacific Northwest home while it is listed for sale

Quick answer

A home sale contingency lets a buyer cancel the purchase if their current home does not sell or close by agreed dates. In Washington it is usually written on the NWMLS sale-of-buyer's-property addendum, which sets when your home must be listed, when it must be under contract and when it must close, and often lets the seller keep marketing and ask you to remove the contingency within a short notice period. Sellers accept it more readily when your home is already listed or under contract, priced realistically and in a strong market segment. If a contingent offer is not competitive, the common alternatives are selling first with a rent-back, a bridge or HELOC-based loan, or buying first with financing that does not rely on the sale.

3 dates

List, under contract and close — each written into the addendum

Notice

Sellers may keep marketing and ask you to waive on short notice

2 homes

One team coordinates both your sale and your purchase

EN + 中文

Addenda and deadlines explained in both languages

Questions this hub answers

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How to make a contingent offer work

01
1. Get your current home market-ready first
A seller judges your contingency by how quickly your home will sell. Pricing, repairs, photos and the disclosure package should be ready before you write the offer — ideally the home is already listed.
02
2. Confirm the loan with and without the sale
Ask your lender what you qualify for if the old home has not closed. That answer decides whether you need the contingency at all, or only a short one.
03
3. Write tight, realistic deadlines
The addendum sets dates for listing, mutual acceptance and closing of your home. Shorter windows make the offer stronger, but only promise dates your local market supports.
04
4. Plan for the seller's notice to remove the contingency
If the seller receives another offer, you may have only days to remove the contingency or step aside. Decide in advance what you would do and whether you can carry both homes.
05
5. Line up the closing sequence
Coordinate escrow so your sale closes first or on the same day, with a rent-back or move date that avoids two moves.

Contingent offer vs the alternatives

Option	How it works	Best when	Main trade-off
Home sale contingency	Purchase depends on your sale	Your home is listed and clearly sellable	Weaker offer; seller may keep marketing
Sell first + rent-back	Sell, then rent your home back briefly	You need the equity and want a clean offer	Tight timing to find the next home
Bridge loan or HELOC	Borrow against current equity to buy first	Strong equity and income to carry both	Two payments for a period; added cost
Buy first, no contingency	Qualify without the sale	High income or large reserves	Risk of owning two homes if the sale is slow

Calendar with two circled dates beside a purchase agreement and house keys

Checklist

Before you write a contingent offer

Current home priced against active and pending competition.
Lender letter showing approval both with and without the sale.
Listing, contract and closing dates you can realistically hit.
Plan if the seller gives notice to remove the contingency.
Backup plan: rent-back, short-term rental or bridge financing.
Both escrows coordinated by one team.

Frequently asked questions

Will a seller accept a home sale contingency?

Some will, especially when your home is already listed or under contract and the market is not highly competitive. In multiple-offer situations a contingent offer is usually at a disadvantage unless the price or other terms make up for it.

What happens if the seller gets another offer?

If the addendum allows the seller to keep marketing, the seller can notify you and you then have a short period to remove the contingency or the contract may terminate. Read the exact notice period in your addendum.

Is a bridge loan better than a contingency?

It can make your offer stronger because the purchase no longer depends on the sale, but you may carry two payments and extra costs for a while. Compare the total cost with your lender before deciding.

Should I sell first or buy first?

Selling first gives certainty about your budget; buying first gives certainty about the next home. The right order depends on your equity, income and how quickly homes like yours are selling.