{"id":1383,"date":"2021-04-30T11:00:21","date_gmt":"2021-04-30T15:00:21","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1383"},"modified":"2024-04-25T23:20:01","modified_gmt":"2024-04-26T03:20:01","slug":"succeeding-with-contingent-offers-in-a-sellers-market","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/succeeding-with-contingent-offers-in-a-sellers-market\/","title":{"rendered":"Succeeding With Contingent Offers in a Seller\u2019s Market"},"content":{"rendered":"\n<p><strong><em>Can you get a home you\u2019ll love on your terms? Here are the top\nstrategies for success in the current seller\u2019s market.<\/em><\/strong><\/p>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/contingent-offers-in-a-sellers-market.jpg\" alt=\"Three people gathering at a table to discuss a contingent real estate offer.\" class=\"wp-image-1384\" width=\"495\" height=\"330\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/contingent-offers-in-a-sellers-market.jpg 495w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/contingent-offers-in-a-sellers-market-300x200.jpg 300w\" sizes=\"auto, (max-width: 495px) 100vw, 495px\" \/><\/figure><\/div>\n\n\n\n<p>Oh, to be a seller in places like Phoenix, Columbus,\nSeattle, Los Angeles or Sacramento! Sellers in these areas can count on a slew\nof offers \u2014 with some buyers simply waiving all contingencies at the start.<\/p>\n\n\n\n<p>If you\u2019re committed to submitting a contingent offer in this\nmarket, your likely success depends on two issues: <\/p>\n\n\n\n<!--more-->\n\n\n\n<ul class=\"wp-block-list\"><li><strong>What type of contingency do you need to make?<\/strong>\nIs your bid contingent on a loan, or on a professional\u2019s evaluation of the\nhouse? <\/li><li><strong>Just how hot is the area where you\u2019re\nlooking?<\/strong> Is it a major city, or a place that\u2019s not quite so competitive?<\/li><\/ul>\n\n\n\n<p>Nothing is certain, and each seller has a different set of\npriorities. But generally, let\u2019s discuss how contingent offers could play out\nin the months ahead.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Standard Contingencies: When Your Offer Depends on a Loan, Appraisal or\nInspection <\/h2>\n\n\n\n<p>Today, you could submit the highest offer for a home, and it\njust won\u2019t matter. The seller could still expect you to waive your contingency\nfor a loan, inspection, appraisal, or all of the above. <\/p>\n\n\n\n<p>If this is the case, ask yourself: <em>What do I really not\nmind waiving?<\/em> For example\u2026<\/p>\n\n\n\n<p><strong>The financing contingency. <\/strong><\/p>\n\n\n\n<p>If you\u2019re making a down payment of\n20% or higher, maybe you\u2019re good with the loan approval. Ask your mortgage\nspecialist to work with the underwriter so you can waive that contingency. The\nlender may balk at that risk. But then, can your mortgage specialist declare to\nthe seller, in writing, that you have passed the underwriting phase, and that\nyour approval is good for a specific length of time? What kind of letter could your\nCPA give your underwriter regarding your income security? Think outside the box,\nand see what your mortgage specialist can do to strengthen your position.<\/p>\n\n\n\n<p><strong>The inspection contingency. <\/strong><\/p>\n\n\n\n<p>Use caution when deciding whether to\nwaive an inspection contingency. A home can have plenty of curb appeal. But it\ntakes an expert to assess structural soundness, drainage and sloping, the roof\nand ductwork, the HVAC, washer and dryer hookups, and how the electrical and\nplumbing systems are put together. <\/p>\n\n\n\n<p>If, after consultation with your\nreal estate agent, you waive the contingency to have a snowball\u2019s chance of\ngetting the home, then at least request a pre-inspection before signing a\ncontract. Expect that any existing home will need work, and have the money set\naside for this. <\/p>\n\n\n\n<p><strong>The appraisal contingency. <\/strong><\/p>\n\n\n\n<p>Are you being asked to waive your appraisal\ncontingency? You\u2019re taking a major risk if you do, especially in areas where\nhouses can be valued substantially over their listing prices. You\u2019ll have to\nmake up that difference at closing. <\/p>\n\n\n\n<p>If you can\u2019t stick to your\ncontingency waiver, are you prepared to forfeit your earnest money? Speak with\nyour agent about at least placing a limit in the agreement for the total\nunplanned cash you\u2019ll have to produce in this scenario.<\/p>\n\n\n\n<p><strong><em>Pro tip:<\/em><\/strong> All of these contingencies are considered\nstandard. If you\u2019re shopping for a home outside of the hottest markets, keeping\nthem in the deal should work out. But do keep the school district in mind when\nyou settle on a certain area. If the school district is in demand, your home\nwill offer value over time, even if the market cools. &nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A Trickier Task: When Your Purchase Depends on Selling Your Home <\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/when-your-purchase-depends-on-selling-your-home.jpg\" alt=\"Image of a person holding a sold sign.\" class=\"wp-image-1385\" width=\"240\" height=\"360\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/when-your-purchase-depends-on-selling-your-home.jpg 320w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/04\/when-your-purchase-depends-on-selling-your-home-200x300.jpg 200w\" sizes=\"auto, (max-width: 240px) 100vw, 240px\" \/><\/figure><\/div>\n\n\n\n<p>You might be asking: In this market, can I make a viable\noffer with a home sale contingency? If you waive your contingency, you may wind\nup holding two mortgages simultaneously. Juggling mortgages will become a fast\nmoney drain if your current home takes time to sell. <\/p>\n\n\n\n<p>But perhaps you simply won\u2019t qualify to take on two mortgages.\nSo, you really can\u2019t waive the contingency in good faith. In this common\nsituation, what\u2019s the best way to proceed? Several strategies could work:<\/p>\n\n\n\n<p><strong>Strategy 1. Use diplomacy.<\/strong> <\/p>\n\n\n\n<p>If you\u2019re serious about a specific\nhome, ask your real estate agent to communicate your position to the seller\u2019s agent.\nThe seller needs to know how likely you are to go through with your offer, and\nbeing visibly keen on the home can\u2019t hurt in this situation.<\/p>\n\n\n\n<p><strong>Strategy 2. Wait for a different\nhouse.<\/strong> <\/p>\n\n\n\n<p>Will another home appear on the\nmarket that has everything you need, but for a somewhat lower price? If your\nagent thinks that\u2019s likely, then maybe you could swing two overlapping home\nloans. <\/p>\n\n\n\n<p><strong>Strategy 3. Consider a bridge\nloan.<\/strong><\/p>\n\n\n\n<p>Another possibility, if your lender\nallows it, is applying for a bridge loan so you can qualify for the home you\nwant before selling your current home. A short-term loan can fund the deal by\ndrawing on the equity in your present home. Of course, you need a significant\namount of equity built up in your home to make this strategy work.<\/p>\n\n\n\n<p><strong>Strategy 4. Sell your current\nhouse first, applying a rent-back contingency.<\/strong><\/p>\n\n\n\n<p>Yet another route is to sell your\nplace first. This means you\u2019ll hold just one title and mortgage at a time. Does\nthis mean move out, and stay in temporary housing while you go through the home\nbuying process?&nbsp; If you\u2019re buying into a\nmarket where waiving contingencies is the order of the day, this might be\nnecessary. But why not ask to rent your home for a little while after your deal\ngoes through? A <em>rent-back contingency<\/em> allows you to rent the home you\nsell from&nbsp;your buyer for a month or a few months, as the parties agree. If\nyou offer some perks to your buyer, and your buyer is not in a hurry to move, you\njust might be able to bargain for this valuable benefit.&nbsp;<\/p>\n\n\n\n<p><strong>Strategy 5. Bid, then list for\nless than market value. <\/strong><\/p>\n\n\n\n<p>Another possibility, if you can\u2019t\nkeep your contingency, is to put in your bids, find your willing seller, then\nmarket your home at a reduced price so your sale happens quickly. Maybe it\u2019ll\nbe bid up! <\/p>\n\n\n\n<p><strong>Strategy 6. Apply a seller home\nof choice contingency to your current home. <\/strong><\/p>\n\n\n\n<p>Another possibility, less\nfrequently talked about but potentially powerful, is the <em>seller home of\nchoice<\/em> contingency. In this market, you might easily find a buyer for your property\nbefore you have your new house. The seller home of choice contingency says you\nmay keep seeking your new home for a certain time. If you can\u2019t get the new\nhome within that time frame, you can call off your sale. In a seller\u2019s market,\nyou might be able to find buyers who\u2019ll agree to this. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">As You Can See\u2026<\/h2>\n\n\n\n<p>There are many ways to compete with other buyers and get the\nhome you want. \u201cSecond cities\u201d and areas where property values haven\u2019t exploded\nstill allow leeway for you to keep a contingent offer on your bid. This keeps\nyour risk down. <\/p>\n\n\n\n<p>In a particularly hot area, though, contingencies can work\nagainst your goal of buying a home. The seller might just move on to a more\nflexible buyer.<\/p>\n\n\n\n<p>It\u2019s understandable to want to keep your risk down. For many\nbuyers, the best path ahead is just to hold onto their current homes and wait\nfor the market to cool. That, too, carries risk \u2014 because you cannot predict\nthe future. At the end of the day, only you can say how much risk you can\nafford to take to reach your home-buying goal. We wish you the best of success\nout there.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">Tara Mastroeni for <em>Forbes<\/em>: <a href=\"https:\/\/www.forbes.com\/sites\/taramastroeni\/2018\/12\/17\/the-most-useful-home-selling-contingencies-explained\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">The Most Useful Home Selling Contingencies Explained<\/a> (Dec. 17, 2018).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/man-people-woman-sign-7642003\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Alena Darmel<\/a>, via Pexels. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>Can you get a home you\u2019ll love on your terms? Here are the top strategies for success in the current seller\u2019s market. Oh, to be a seller in places like Phoenix, Columbus, Seattle, Los Angeles or Sacramento! Sellers in these areas can count on a slew of offers \u2014 with some buyers simply waiving all [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-1383","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Succeeding With Contingent Offers in a Seller\u2019s Market - Deeds.com<\/title>\n<meta name=\"description\" content=\"Can you get a home you\u2019ll love on your terms? 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