2025 Guide | How to Make a Contingent Offer Work in Washington's Market
There’s a common myth in Washington real estate right now:
“Contingent offers don’t work anymore.”
That’s simply not true.
While certain competitive price ranges and neighborhoods make contingencies harder, they absolutely do work here — when they’re structured correctly, timed correctly, and presented the right way.
Contingent offers remain one of the safest, lowest-stress strategies for families who need to sell before they buy. And for many homeowners, especially those with equity, this is the most financially comfortable path.
This guide breaks down exactly how to make your contingent offer work in your favor, not against you — along with internal links to other buy/sell blogs so readers can get the full picture.
What Is a Contingent Offer, Really? (Simple Explanation)
A contingent offer means:
“I want to buy your home, but I need my current home to sell first.”
It protects you from:
✔ carrying two mortgages
✔ buying before you’re ready
✔ rushing the process
✔ going into financial strain
It’s one of the most safeguarded buy/sell options available in Washington — when used wisely.
If you want an overview of all your buy/sell strategies, link to:
➡️ How Not to Be Homeless: A Washington Guide to Buying & Selling at the Same Time
When Contingent Offers Work Really Well in Washington
There are certain environments where contingent offers shine:
✔ Homes sitting longer than 10–15 days
Sellers become more open to strong, stable buyers.
✔ New construction communities
Builders care about certainty, not contingencies.
✔ Homes needing updates
Fewer competing buyers = more negotiating room.
✔ Higher price ranges
Above the median, competition typically softens.
✔ Slower seasons
Fall and winter often support contingent buyers.
✔ Balanced markets
When interest rates rise or inventory levels increase.
In these scenarios, a well-presented contingent offer becomes extremely competitive.
When Contingent Offers Are Harder (But Still Possible)
Contingent offers are more challenging when:
Inventory is extremely low
Homes receive multiple offers in days
Price ranges under $500K
Highly desirable neighborhoods
Updated turnkey listings
But “harder” does NOT mean “impossible.”
It simply means you need a smarter strategy — and a stronger position — which we’ll discuss next.
How To Strengthen Your Contingent Offer (The Formula I Use With Clients)
A contingent offer succeeds or fails based on how you structure it.
Here is the strategy that consistently works in Washington:
✔ Step 1 — Have Your Home Fully Ready or Already Listed
A seller will ALWAYS choose the contingent buyer who is prepared over the one who is not.
You need:
Professional photos
Price strategy locked in
Repairs complete
Listing live or ready to go live immediately
This is where timing matters.
For guidance on prepping your home, link to:
➡️ Preparing a Long-Time Washington Home for Sale: A Gentle Step-by-Step Plan
✔ Step 2 — Accept an Offer Quickly on Your Home (If Possible)
A pending home sale contingency is far stronger than a to-be-listed contingency.
Meaning:
“My home is listed” < “My home is under contract”
“My home is under contract” < “My home is under contract + inspection is done”
The further into your sale you are, the stronger your offer becomes.
✔ Step 3 — Work With a Lender Who Can Verify Your Timeline
Sellers want clarity, not risk.
Your lender should provide:
A strong approval letter
Confirmation your home sale will close smoothly
Timeline alignment
Bridge or gap financing backup
For alternatives to bridge loans, link to:
➡️ Bridge Loan Alternatives in Washington: Options for Buying & Selling Without the Stress
✔ Step 4 — Shorten Contingency Windows When Safe
In Washington, faster timelines = stronger offers.
You can shorten:
Inspection period
Home sale contingency window
Financing contingency (if fully underwritten)
Closing timeline
This tells the seller:
“We are serious, qualified, and ready.”
✔ Step 5 — Offer Strong Terms (Price Isn’t the Only Factor)
I help clients structure offers that sellers value:
Flexible closing date
Rent-back options
Limited repair requests
Strong earnest money
Smooth contract terms
Sometimes these matter more than the actual price.
For a full breakdown of move-protecting strategies, link to:
➡️ What Strategies Help Avoid Being Homeless or Paying Double During a Simultaneous Move?
The Two Types of Contingencies in Washington (Know Which One You Need)
1. Home Sale Contingency
Your current home must sell before you can buy.
Best for families prioritizing safety + peace of mind.
2. Home Close Contingency
Your home must close (not just sell) before buying.
This is stronger, cleaner, and far more attractive to sellers.
I help families position themselves to qualify for this second option — it’s where contingent offers win most often.
Smart Timing Strategy: How To Avoid a “Homeless Gap”
Here’s the exact sequence I use for successful Washington contingent buyers:
✔ Step 1 — Prep home
✔ Step 2 — List home
✔ Step 3 — Accept offer
✔ Step 4 — Conduct inspection immediately
✔ Step 5 — Make contingent offer
✔ Step 6 — Sync closing timelines
✔ Step 7 — Move once (rent-back optional)
For a deeper timing outline, link to:
➡️ Timing the Washington Market: How to Plan Your Buy/Sell Move Without Surprises
Why Contingencies Still Work (Even in Competitive WA Markets)
Because sellers want:
✔ serious buyers
✔ clear timelines
✔ strong terms
✔ predictable closings
✔ financially secure purchasers
A contingent buyer who is well-organized often looks more attractive than a non-contingent buyer who seems uncertain.
Contingent does NOT mean weak.
Contingent means “strategic with safeguards.”
Common Myths About Contingent Offers (Debunked)
❌ “Contingent offers always lose.”
Some of my clients WIN because they’re contingent — they come in clean, ready, and confident.
❌ “You’ll be homeless during a contingent move.”
Not with proper timing. Rent-backs prevent this.
❌ “Sellers hate contingencies.”
Sellers hate uncertainty, not contingencies.
❌ “You can’t be competitive with a contingency.”
With the right price + terms, you absolutely can.
Final Thoughts: Contingent Offers Work When They’re Done Right
A contingent offer is not a last resort — it’s a strategy.
A smart one.
A safe one.
One that protects your finances, your timeline, and your peace of mind.
With the right planning, you can:
✔ Sell safely
✔ Buy confidently
✔ Move once
✔ Avoid stress
✔ Avoid double payments
✔ Transition smoothly
And you deserve a move that feels stable and supported.
If you’re considering a contingent offer in Washington, reach out. I’ll walk you through your timeline, structure your strategy, and build a strong offer so you can move into your next home with confidence.
Written by a Washington Realtor Who Specializes in Buy/Sell Transitions & Smart Contingency Planning