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One of my clients came to me with two very real fears:

1. They didn’t want to “settle” for just any home.
2. They didn’t want to own two houses at the same time.

Sound familiar?

They wanted to secure the right home—but without the financial stress of carrying two mortgages. The challenge? Contingent offers are the hardest to get accepted, especially if your current home isn’t under contract yet.

Want the full playbook step by step? Click here: Download the Step-by-Step Contingent Sale Playbook

Here’s the exact way I help clients make it happen.

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Step 1: Get Clear on What You Want

We start by getting laser-focused on your must-haves, deal-breakers, and what you’d consider “settling.” The clearer we are, the less likely you are to compromise on the wrong home just because you feel rushed.

Step 2: Get Your Current Home Ready Early

If your home isn’t market-ready, sellers won’t take your contingent offer seriously. I walk through your house with you, recommend the repairs and updates that matter most, and connect you with my trusted cleaners, stagers, and photographers. That way, when we’re ready to list, your home hits the market looking its best.

Step 3: Know the Numbers for Selling

I prepare a full market analysis and—this is important—we plan for the conservative end of the price range. It keeps your plan safe, even if the market doesn’t hand you top dollar.

Step 4: Know the Numbers for Buying

This is where your lender becomes a key teammate. Together, we’ll review loan options, payments, and costs so you’re confident about what you can afford. Having a lender who’s responsive and on top of things also makes your offer stronger when presented to the seller.

Step 5: Target the Right Homes

We avoid the “just listed” properties that everyone is fighting over. Instead, I help you zero in on homes that have been sitting slightly longer than average—those sellers are much more open to a contingent buyer.

Step 6: Write a Strong Offer

Here’s where we get strategic:

• We keep contingencies clean.
• We show proof your home is ready to hit the market.
• We present a strong, fair offer and request that the seller take their home off the market while you sell yours.

Step 7: Go Live at an Aggressive Price

The minute your contingent offer is accepted, your home goes live. We price aggressively to attract buyers quickly, and I roll out the full marketing plan—photos, video, social media, email, and more—to get it sold.

Step 8: Coordinate Closings & Possession

No one wants to be stuck with two houses. I line up closing and possession dates so the transition is as smooth as possible. And if timing doesn’t line up perfectly, I’ll negotiate creative options like a rent-back so you’re never left scrambling.

Step 9: Keep Everything Moving

From start to finish, I handle the communication between agents, lenders, title, and inspectors. You’ll always know what’s happening next, without needing to juggle the behind-the-scenes details yourself.

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The End of the Story

That client? They found the home they really wanted—not just something they had to settle for. We secured it with a contingent offer, launched their listing immediately, and sold it fast. In the end, they moved seamlessly into their next chapter without ever carrying two mortgages.

Want the full playbook step by step? Click here: Get the Step-by-Step Contingent Sale Playbook + Checklist